13037 Young Rd · Evansville, IN 47725

$186,400

1 bd · 1.0 ba · 960 sqft · SingleFamily public records · 22 Days on market

Built 1986 1.00 ac lot Est $208k · 11% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.9/30.0
• ARV discount +12.2/15.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

I am excited to share a unique opportunity in Scott Township. This fully remodeled home sits on a private, one-acre lot and is move-in ready. The interior features an open floor plan with vaulted ceilings in the living room. The home includes two bedrooms, each with its own full bathroom. One bathroom has a walk in tiled shower. A remodeled kitchen equipped with stainless steel refrigerator, stove, and microwave. There is a on demand hot water heater. According to the owner, nearly everything is new, including the Roof, flooring, kitchen cabinets, appliances, drywall, switches, outlets, back door, bathrooms, and showers. The property also offers a fully fenced backyard and three sheds for a

Key facts

• Private one acre lot
• Open floor plan
• Remodeled kitchen

Tags

• PRIVATE ONE ACRE LOT
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• REMODELED KITCHEN
• STAINLESS STEEL REFRIGERATOR
• ON DEMAND HOT WATER HEATER

Property features AI

Finance

• Other: $2,277 annual tax (reported)

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home (residential); Single-story
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Deck; Fully fenced yard; Level lot

Interior

• Kitchen: Microwave; Refrigerator; Electric cooktop
• Bedrooms: Total rooms: 6
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (2 on main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Open floorplan; Window treatments
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (13.7% below list).
• Recommended offer: $161k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.6% in Evansville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#416 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F, employment D-.
• Evansville Vanderburgh School Corporation (urban): math 36% / reading 43% proficiency, ranked #153 of 301 in IN (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scott Elementary School (math 70% / reading 62%, grade B+, #71 of 994 statewide, top 7%, 528 students, 18% FRL); North Junior High School (math 44% / reading 57%, grade C, #43 of 330 statewide, top 14%, 929 students, 42% FRL); North High School (math 57% / reading 74%, grade B, #29 of 369 statewide, top 8%, 1,674 students, 35% FRL) — zoned schools average 32% FRL vs 50% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 61% at this address vs 40% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Evansville Vanderburgh School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 422 active listings in the ZIP; 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,874 (13.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $208,320
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4900 Daylight Dr	0.62mi	2/2.0 (+1)	1,050 (+9%)	1mo	$227,500	$217	46
13450 N Green River Rd	0.59mi	2/1.0 (+1)	1,095 (+14%)	18mo	$140,000	$128	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-20,305
• Equity at exit: $27,793

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-5,163
• Equity at exit: $16,116

Cash invested: $52,192 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 47725

• Home prices YoY: -28.3%
• Active inventory: 422
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$978
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $157

Break-even live

Break-even rent $1,410

Max offer price $186,400

Occupancy floor 85%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,600
• Closing costs: $5,592
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-10
   status $186,400 Pending 22 DOM
2. 2026-06-09
   days on market $186,400 Active 22 DOM
3. 2026-06-09
   price $186,400 Active 21 DOM
4. 2026-06-08
   days on market $190,000 Active 21 DOM
5. 2026-06-07
   days on market $190,000 Active 20 DOM
6. 2026-06-02
   days on market $190,000 Active 15 DOM
7. 2026-06-01
   days on market $190,000 Active 14 DOM
8. 2026-05-31
   days on market $190,000 Active 13 DOM
9. 2026-05-30
   days on market $190,000 Active 12 DOM
10. 2026-05-18
    listed $190,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $708 · $59/mo
• Projected year-2 tax: $1,146 · $96/mo
• Expected delta: +$438/yr (+$37/mo · 61.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,305
• − Mortgage interest: −$10,441
• − Property taxes: −$708
• − Insurance: −$932
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$5,423
• Taxable loss: −$1,288
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $2,190/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Evansville Vanderburgh School Corporation
• NCES district ID: 1803450
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $43,270
• Composite: 33.41/100
• National rank: #5471
• State rank: #153 of 301 in IN

Livability — Evansville

• Score: 63/100
• State rank: #416
• US rank: #15047

Category grades

Amenities C Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 146,793
• Population (ZIP): 19,436

Population outlook (Vanderburgh County) Hauer SSP2

• Today (2025): 187,038 people
• By 2030: 188,907 · +1.0%
• By 2040: 190,272 · +1.7%
• By 2050: 188,871 · +1.0%
• By 2075: 180,751 · -3.4%
• By 2100: 163,015 · -12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Vanderburgh

• 2024 margin: R (+12.7) · D 43.0% · R 55.6% · Other 1.4%
• 2008→2024 swing: -15.1pp toward R · 2008: 2.5pp · 2024: -12.7pp
• All cycles: 2024: R+12.7 2020: R+9.6 2016: R+16.9 2012: R+10.8 2008: D+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.73%
• Current HPI: 179.2534
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

1 event — show timeline

• 2026-05-18 Listed $190,000 IRMLS

Property tax history

+4.4%/yr

Latest (2024): $708 · -3.9% YoY. Source: county tax records.