626 Monroe St · Newburgh, IN 47630

$169,000

2 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 63 Days on market

Built 1950 10,454 sqft lot $131/sqft · 6% below area Est $180k · 6% under ↓ 9% since listing

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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).

• Cash flow +16.6/30.0
• ARV discount +10.2/15.0
• DSCR +5.1/10.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy Ranch Home in the heart of Newburgh! Close to the river front, shops, restaurants, and historic district. Total of 1292sqft with 2 car garage on large corner lot, includes: 3 bedrooms, 2 full baths, living room, kitchen, dining room, and laundry room. Living room with vaulted ceiling; Kitchen has breakfast bar, oak cabinets, stainless steel sink, gas range for cooking, and appliances stay (refrigerator, stove/oven, dishwasher). Just off the kitchen is a dining room. Spacious Owner’s suite offers a full bath and walk-in closet. Laundry room with tile floor, cabinets, utility closet, storage closet, and access door to back yard. Large detached garage with side access door, furnace to heat garage, and a garage door opener; refrigerator and freezer in garage stay. Other features: replacement windows throughout, wood privacy fenced back yard, covered porch on front, long concrete driveway, covered deck on back, roof is about 10 years old.

Key facts

• Oak cabinets
• Stainless steel sink
• Vaulted ceiling

Tags

• CORNER LOT
• VAULTED CEILING
• BREAKFAST BAR
• OAK CABINETS
• STAINLESS STEEL SINK
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 (4.9% below list).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 249 units permitted in Warrick County in 2024 (0 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.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $179,768
• List price: $169,000
• Delta: -5.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Monroe St	0.00mi	3/2.0 (+1)	1,292 (0%)	0mo	$159,000	$123	91
413 W Main St	0.38mi	2/1.5	1,350 (+4%)	2mo	$225,000	$167	71
211 Posey St	0.29mi	3/2.0 (+1)	1,265 (-2%)	10mo	$235,000	$186	66
324 Locust St	0.31mi	3/1.0 (+1)	1,363 (+6%)	8mo	$224,900	$165	65
126 Posey St	0.27mi	3/2.0 (+1)	1,285 (-0%)	19mo	$77,500	$60	62
610 State St	0.06mi	3/2.0 (+1)	1,404 (+9%)	18mo	$275,000	$196	59
110 E Gray St	0.32mi	3/2.0 (+1)	1,440 (+12%)	0mo	$269,000	$187	57
514 Middle St	0.16mi	3/2.0 (+1)	1,457 (+13%)	15mo	$135,000	$93	50
301 Yorkshire Dr	0.58mi	3/2.0 (+1)	1,193 (-8%)	14mo	$225,000	$189	40
612 Prince Dr	0.54mi	3/1.5 (+1)	1,153 (-11%)	14mo	$214,500	$186	38
720 Treelane Dr	0.61mi	3/2.0 (+1)	1,485 (+15%)	8mo	$245,000	$165	31

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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-12,384
• Equity at exit: $25,198

10-year hold

• IRR: 8.2%
• Equity multiple: 1.77×
• Total profit: $36,323
• Equity at exit: $14,612

Cash invested: $47,320 (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: 383
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $102

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 89%

Sensitivity live

Price	-10% $219	-5% $160	+0% $102	+5% $43	+10% $-15
Rent	-10% $-25	-5% $38	+0% $102	+5% $165	+10% $229
Rate	-1.0pp $187	-0.5pp $145	base $102	+0.5pp $58	+1.0pp $13

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 W Jennings St Newburgh, IN	3.0	1.5	1508	$2,575	$1.71	44d	1	0.43mi
5700 Kenwood Cir Newburgh, IN	1.0–2.0	1.0	858	$910	$1.06	14d	2	0.60mi
8001 Alexandra Ln Newburgh, IN	3.0	1.5	1528	$1,395	$0.91	22d	1	1.12mi
8582 Lincoln Ave Newburgh, IN	2.0	2.0	1068	$1,344	$1.26	44d	1	1.28mi
8584 Lincoln Ave Newburgh, IN	3.0	2.0	1330	$1,549	$1.16	44d	1	1.28mi
7300 Brentwood Dr Newburgh, IN	2.0	1.0	890	$865	$0.97	14d	1	1.31mi
9895 Cove Point Ct Newburgh, IN	3.0	2.0	1307	$1,950	$1.49	22d	1	1.37mi
4333 Bell Rd Newburgh, IN	2.0–3.0	2.0	1170	$1,344	$1.15	14d	3	1.39mi
5879 Riverwalk Cir Newburgh, IN	3.0	2.0	1128	$1,600	$1.42	22d	1	1.43mi

Listing history 4 events

1. 2026-05-07
   status Pending 958-char remark

   Show marketing remark (958 chars)

   Cozy Ranch Home in the heart of Newburgh! Close to the river front, shops, restaurants, and historic district. Total of 1292sqft with 2 car garage on large corner lot, includes: 3 bedrooms, 2 full baths, living room, kitchen, dining room, and laundry room. Living room with vaulted ceiling; Kitchen has breakfast bar, oak cabinets, stainless steel sink, gas range for cooking, and appliances stay (refrigerator, stove/oven, dishwasher). Just off the kitchen is a dining room. Spacious Owner’s suite offers a full bath and walk-in closet. Laundry room with tile floor, cabinets, utility closet, storage closet, and access door to back yard. Large detached garage with side access door, furnace to heat garage, and a garage door opener; refrigerator and freezer in garage stay. Other features: replacement windows throughout, wood privacy fenced back yard, covered porch on front, long concrete driveway, covered deck on back, roof is about 10 years old.

2. 2026-04-17
   price $169,000 958-char remark

   Show marketing remark (958 chars)

   Cozy Ranch Home in the heart of Newburgh! Close to the river front, shops, restaurants, and historic district. Total of 1292sqft with 2 car garage on large corner lot, includes: 3 bedrooms, 2 full baths, living room, kitchen, dining room, and laundry room. Living room with vaulted ceiling; Kitchen has breakfast bar, oak cabinets, stainless steel sink, gas range for cooking, and appliances stay (refrigerator, stove/oven, dishwasher). Just off the kitchen is a dining room. Spacious Owner’s suite offers a full bath and walk-in closet. Laundry room with tile floor, cabinets, utility closet, storage closet, and access door to back yard. Large detached garage with side access door, furnace to heat garage, and a garage door opener; refrigerator and freezer in garage stay. Other features: replacement windows throughout, wood privacy fenced back yard, covered porch on front, long concrete driveway, covered deck on back, roof is about 10 years old.

3. 2026-04-08
   price $176,000 958-char remark

   Show marketing remark (958 chars)

   Cozy Ranch Home in the heart of Newburgh! Close to the river front, shops, restaurants, and historic district. Total of 1292sqft with 2 car garage on large corner lot, includes: 3 bedrooms, 2 full baths, living room, kitchen, dining room, and laundry room. Living room with vaulted ceiling; Kitchen has breakfast bar, oak cabinets, stainless steel sink, gas range for cooking, and appliances stay (refrigerator, stove/oven, dishwasher). Just off the kitchen is a dining room. Spacious Owner’s suite offers a full bath and walk-in closet. Laundry room with tile floor, cabinets, utility closet, storage closet, and access door to back yard. Large detached garage with side access door, furnace to heat garage, and a garage door opener; refrigerator and freezer in garage stay. Other features: replacement windows throughout, wood privacy fenced back yard, covered porch on front, long concrete driveway, covered deck on back, roof is about 10 years old.

4. 2026-03-05
   listed $186,000 Active 958-char remark

   Show marketing remark (958 chars)

   Cozy Ranch Home in the heart of Newburgh! Close to the river front, shops, restaurants, and historic district. Total of 1292sqft with 2 car garage on large corner lot, includes: 3 bedrooms, 2 full baths, living room, kitchen, dining room, and laundry room. Living room with vaulted ceiling; Kitchen has breakfast bar, oak cabinets, stainless steel sink, gas range for cooking, and appliances stay (refrigerator, stove/oven, dishwasher). Just off the kitchen is a dining room. Spacious Owner’s suite offers a full bath and walk-in closet. Laundry room with tile floor, cabinets, utility closet, storage closet, and access door to back yard. Large detached garage with side access door, furnace to heat garage, and a garage door opener; refrigerator and freezer in garage stay. Other features: replacement windows throughout, wood privacy fenced back yard, covered porch on front, long concrete driveway, covered deck on back, roof is about 10 years old.

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

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: $19,287
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,916
• Taxable loss: −$1,562
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $1,596/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

-9.1% since first listed

4 events — show timeline

• 2026-05-07 Pending — IRMLS
• 2026-04-17 Price Changed $169,000 IRMLS
• 2026-04-08 Price Changed $176,000 IRMLS
• 2026-03-05 Listed $186,000 IRMLS

Property tax history

-5.5%/yr

Latest (2024): $137 · +87.5% YoY. Source: county tax records.