714 Cypress St · Newburgh, IN 47630

$345,000

4 bd · 1.5 ba · 2,852 sqft · SingleFamily public records · 9 Days on market

Built 1969 0.34 ac lot Est $408k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +13.3/30.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully restored Bi-Level home with 2752 sq ft of great living space in the heart of Newburgh!! A thoughtfully remodeled home offering 4 beds 2 full baths along with open and very spacious living areas through out. Some updates and features include: awesome kitchen with brand new cabinetry, quartz counters, stainless steel appliances; open island for casual seating, pendant lighting and custom tiled back splash; huge main floor living room adjoins hearth room with brick wood burning fireplace; all bedrooms are very generous in size; all new main level bathroom; lower level family room with brick fireplace; separate recreational room lends itself to function and versatility and also offers a full bath and separate bedroom/study that walks out to side yard; large unfinished mechanics and laundry room is great for additional storage space as well. Some finer points of mention includes: some updated plumbing and electric; all new LVP and carpet through out; large patio area with brick walls; new windows and exterior doors; new plumbing and light fixtures; new recessed lighting; enormous back yard; 2.5 car covered carport and more!! A hard to find home in Newburgh!!

Key facts

• Large family room
• Stunning kitchen
• 0.34 acre lot

Tags

• RENOVATED BI-LEVEL HOME
• STUNNING KITCHEN
• BRICK WOOD-BURNING FIREPLACE
• LARGE FAMILY ROOM
• SPACIOUS RECREATION ROOM
• OVERSIZED LAUNDRY ROOM

Property features AI

Finance

• Other: Lot dimensions approximately 97 x 155 (0.34 acre)

Exterior

• Parking: 2-car garage; Concrete parking; Carport
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer
• Home design: Residential single-family site-built home
• Construction: Brick construction; Shingle roof; Concrete perimeter foundation; Full basement with walk-out access
• Exterior features: Patio (covered); Porch; Sloped, landscaped lot; Paved, public-maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Exhaust fan; Electric range
• Bedrooms: Total rooms: 10
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Ceiling fans; Eat-in kitchen; Kitchen island; Open floorplan; Master bedroom on main level; Blinds on windows; Two wood-burning fireplaces (living room and recreation room)
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-1 ($-11/yr) — negative.
• To cash-flow at today's rent, offer at most $345k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (21.8% below list).
• Recommended offer: $270k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Newburgh — 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 80/100 on livability (#21 in IN, #1,922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newburgh Elementary School (math 70% / reading 63%, grade B+, #65 of 994 statewide, top 7%, 629 students, 32% FRL); Castle North Middle School (math 57% / reading 59%, grade B, #18 of 330 statewide, top 5%, 770 students, 22% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 395 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $269,760 (21.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $407,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Sycamore St	0.35mi	4/2.0	2,835 (-1%)	2mo	$165,000	$58	79
116 Sycamore St	0.39mi	4/2.5	2,900 (+2%)	4mo	$415,200	$143	72
5455 Kenwood Cir	0.47mi	4/2.5	2,596 (-9%)	1mo	$345,000	$133	58
619 Forest Park Dr	0.64mi	4/3.0	2,868 (+1%)	8mo	$410,000	$143	56
709 Forest Park Dr	0.71mi	4/2.5	2,854 (+0%)	9mo	$339,900	$119	56
5125 Primrose Ct	0.49mi	3/2.5 (-1)	2,647 (-7%)	1mo	$495,000	$187	55
831 Treelane Dr	0.45mi	4/2.0	3,130 (+10%)	10mo	$289,000	$92	53
5222 Kenwood Dr	0.67mi	5/2.0 (+1)	2,912 (+2%)	11mo	$360,000	$124	49
8122 Roberts Ridge Rd	0.31mi	3/2.0 (-1)	2,443 (-14%)	8mo	$358,900	$147	48
1060 Jefferson Ct	0.53mi	3/3.0 (-1)	3,134 (+10%)	6mo	$615,000	$196	43
700 Coppers Edge Dr	0.74mi	3/2.5 (-1)	3,010 (+6%)	7mo	$590,000	$196	42
5582 Hillside Trl	0.74mi	5/2.5 (+1)	2,514 (-12%)	10mo	$359,950	$143	28

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.57×
• Total profit: $-41,822
• Equity at exit: $51,441

10-year hold

• IRR: 3.3%
• Equity multiple: 1.29×
• Total profit: $27,928
• Equity at exit: $29,829

Cash invested: $96,600 (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 47630

• Rents YoY: 8.7%
• Active inventory: 395
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,698 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-1

Break-even live

Break-even rent $2,699

Max offer price $344,837

Occupancy floor 95%

Sensitivity live

Price	-10% $194	-5% $97	+0% $-1	+5% $-99	+10% $-196
Rent	-10% $-214	-5% $-107	+0% $-1	+5% $106	+10% $212
Rate	-1.0pp $173	-0.5pp $87	base $-1	+0.5pp $-90	+1.0pp $-181

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 W Water St Newburgh, IN	3.0	2.0	2810	$3,700	$1.32	45d	1	0.78mi
5041 E Sherwood Dr Newburgh, IN	3.0	2.5	2077	$2,350	$1.13	15d	1	0.89mi

Listing history 7 events

1. 2026-06-22
   days on market $345,000 Coming Soon 9 DOM
2. 2026-06-18
   days on market $345,000 Coming Soon 6 DOM
3. 2026-06-17
   days on market $345,000 Coming Soon 5 DOM
4. 2026-06-16
   days on market $345,000 Coming Soon 4 DOM
5. 2026-06-15
   days on market $345,000 Coming Soon 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $345,000 Coming Soon 1 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: $2,149 · $179/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: +$392/yr (+$33/mo · 18.2%)

ⓘ 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 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,371
• − Mortgage interest: −$19,325
• − Property taxes: −$2,149
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$10,036
• Taxable loss: −$6,044
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $1,439/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Newburgh

• Score: 80/100
• State rank: #21
• US rank: #1922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newburgh, IN
• County: Warrick County · 39,818 people
• City population: 39,818
• Metro: Evansville, IN-KY
• Population (ZIP): 39,818
• Household income: $94,162
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 770.0

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.44%
• Current HPI: 185.7643
• Rent YoY: ▲ 8.69%
• Metro: Evansville, IN-KY
• 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

+7.8% since first listed

5 events — show timeline

• 2026-06-12 Coming Soon $345,000 IRMLS
• 2026-06-12 Listed $345,000 IRMLS
• 2025-03-28 Sold (MLS) $315,000 IRMLS
• 2025-03-10 Pending — IRMLS
• 2025-03-04 Listed $319,900 IRMLS

Property tax history

+4.7%/yr

Latest (2024): $2,149 · +14.3% YoY. Source: county tax records.