3032 Galleon Dr · Evansville, IN 47725

$180,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 16 Days on market

Built 2005 3,920 sqft lot Est $241k · 25% under $13/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• 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

Welcome to Stonecreek Subdivision, where you’ll find this charming 3-bedroom, 2 full bath home! The spacious living room offers plenty of room to relax and entertain, while the eat-in kitchen provides a cozy space for everyday meals. Two bedrooms and a full bath are conveniently located on the main floor. Upstairs, the loft-style primary suite features a private full bath, creating a comfortable retreat. Outside, you’ll appreciate the beautifully maintained garden areas and the peaceful patio — perfect for enjoying quiet mornings or evening gatherings.

Key facts

• Peaceful patio
• Eat-in kitchen
• Private full bath

Tags

• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• LOFT-STYLE PRIMARY SUITE
• PRIVATE FULL BATH
• PEACEFUL PATIO

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $152 (about $12.67/month)

Exterior

• Parking: Attached garage; Concrete driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One-story
• Construction: Vinyl siding; Slab foundation; Asphalt shingle roof; Built as a site-built home
• Exterior features: Patio; Level, landscaped lot; Wood full fencing

Interior

• Kitchen: Dishwasher; Microwave; Garbage disposal; Eat-in layout; Laminate counters
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Natural gas heating; Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Laminate countertops; Skylight(s); Disposal; Dishwasher; Microwave
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Mccutchanville Elementary School (math 74% / reading 73%, grade A, #23 of 994 statewide, top 3%, 938 students, 20% 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 63% at this address vs 40% district-wide (+24 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; 1 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) 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 $177,300 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $240,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Galleon Dr	0.03mi	3/2.0	1,357 (+2%)	2mo	$205,000	$151	94
3001 Galleon Dr	0.05mi	3/2.0	1,357 (+2%)	2mo	$206,500	$152	93
3021 Mooring Rd	0.19mi	3/2.0	1,366 (+3%)	6mo	$247,500	$181	82
9629 Cayes Dr	0.31mi	3/2.0	1,319 (-1%)	5mo	$185,000	$140	80
9901 Chatteris Rd	0.15mi	3/2.0	1,184 (-11%)	0mo	$245,000	$207	74
10008 Clippinger Rd	0.12mi	3/2.0	1,491 (+12%)	4mo	$225,000	$151	71
10311 Anchor Way	0.14mi	3/2.0	1,164 (-12%)	4mo	$224,000	$192	70
9820 Chatteris Rd	0.17mi	4/2.0 (+1)	1,501 (+13%)	3mo	$272,000	$181	63
2840 Mooring Rd	0.24mi	3/2.0	1,526 (+15%)	5mo	$270,000	$177	60
3009 Atcheson Dr	0.67mi	3/2.0	1,457 (+10%)	4mo	$286,317	$197	49
11135 Ensle Dr	0.67mi	3/2.0	1,457 (+10%)	5mo	$290,000	$199	48
2947 Atcheson Dr	0.67mi	3/2.0	1,457 (+10%)	5mo	$289,800	$199	48

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,888
• Equity at exit: $26,839

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $31,270
• Equity at exit: $15,563

Cash invested: $50,400 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$75
• HOA: −$13
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $413

Break-even live

Break-even rent $1,472

Max offer price $180,000

Occupancy floor 74%

Sensitivity live

Price	-10% $515	-5% $464	+0% $413	+5% $362	+10% $311
Rent	-10% $255	-5% $334	+0% $413	+5% $492	+10% $571
Rate	-1.0pp $504	-0.5pp $459	base $413	+0.5pp $366	+1.0pp $319

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Jamaica Ct Evansville, IN	3.0	2.0	1388	$1,995	$1.44	14d	1	0.49mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 11 events

1. 2026-06-18
   days on market $180,000 Active 16 DOM
2. 2026-06-17
   days on market $180,000 Active 15 DOM
3. 2026-06-16
   days on market $180,000 Active 14 DOM
4. 2026-06-15
   days on market $180,000 Active 13 DOM
5. 2026-06-14
   days on market $180,000 Active 11 DOM
6. 2026-06-13
   pricedays on market $180,000 Active 10 DOM
7. 2026-06-10
   days on market $190,000 Active 8 DOM
8. 2026-06-09
   days on market $190,000 Active 7 DOM
9. 2026-06-08
   days on market $190,000 Active 6 DOM
10. 2026-06-07
    remarks 558-char remark
11. 2026-06-07
    listed $190,000 Active 5 DOM

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 4% 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: $23,940
• − Mortgage interest: −$10,083
• − Property taxes: −$1,574
• − Insurance: −$900
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$156
• − Depreciation: −$5,236
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $4,437/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

• 2026-06-01 Listed $190,000 IRMLS

Property tax history

+6.7%/yr

Latest (2024): $1,574 · -2.7% YoY. Source: county tax records.