1900 Cass Ave · Evansville, IN 47714

$127,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 44 Days on market

Built 1953 8,712 sqft lot Est $90k · 42% over

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Why this score? — see what drove the D- 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 +14.4/30.0
• Rent growth +4.5/5.0
• DSCR +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will want to see this super clean, move-in ready, 2 bed, 1 bath home, recently updated and ready for new owners! Situated on a corner lot with mature trees, a privacy fenced backyard, and a detached one car garage, this home is priced to move! Interior features include, new carpet in the primary living areas, ceramic tile in the kitchen, bath, and laundry, freshly painted throughout, vinyl replacement windows, a new HVAC system in 2018, and a new water heater in 2019. Be sure to include this on your list if you are looking for a "no work needed" home under $70,000!

Key facts

• Fenced back yard
• New hvac
• Recent improvements

Tags

• CORNER LOT
• FENCED BACK YARD
• RECENT IMPROVEMENTS
• NEW HVAC
• NEW LVP FLOORING
• NEW ROOF

Property features AI

Exterior

• Parking: Detached gravel off-street parking; 1-car garage
• Utilities: Public water; Public sewer; Public power
• Home design: Single-story single family residence; Site-built home; Has home warranty
• Construction: Vinyl siding; Asphalt roof; Built as site-built construction
• Exterior features: Fire pit; Deck; Porch; Wood full fencing; Shed(s); Landscaped, level corner lot; Concrete road frontage

Interior

• Kitchen: Disposal; Microwave; Refrigerator; Electric range
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Laminate countertops; Crawl space basement
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $25 ($300/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 $100k (21.9% below list).
• Recommended offer: $100k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Fairlawn Elementary School (math 22% / reading 22%, grade F, #790 of 994 statewide, top 81%, 422 students, 76% FRL); Mcgary Middle School (math 8% / reading 15%, grade F, #311 of 330 statewide, top 94%, 351 students, 81% FRL); William Henry Harrison High School (math 29% / reading 54%, grade F, #211 of 369 statewide, top 58%, 1,158 students, 61% FRL) — zoned schools average 72% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 40% district-wide (-14 pts) — the specific schools serving this property underperform the Evansville Vanderburgh School Corporation average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.9%/yr); 191 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $884 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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.
• Current owner paid $63k; list at $128k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $99,909 (21.9% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $90,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1909 Taylor Ave	0.26mi	2/1.0	696 (-3%)	3mo	$96,000	$138	80
2202 Ravenswood Dr	0.40mi	2/1.0	728 (+1%)	3mo	$118,450	$163	77
1605 Ravenswood Dr	0.28mi	2/1.0	752 (+4%)	4mo	$70,000	$93	76
1119 Brookside Dr	0.61mi	2/1.0	724 (+1%)	1mo	$107,000	$148	70
1407 Waggoner Ave	0.40mi	2/1.0	775 (+8%)	2mo	$94,500	$122	68
1615 Ravenswood Dr	0.26mi	2/1.0	805 (+12%)	1mo	$99,900	$124	67
1505 Jackson Ave	0.42mi	2/1.0	780 (+8%)	4mo	$38,750	$50	63
2229 Margybeth Ave	0.63mi	2/1.0	672 (-7%)	1mo	$99,000	$147	59
1315 Marshall Ave	0.58mi	2/1.0	659 (-8%)	2mo	$82,500	$125	58
2329 Pollack Ave	0.67mi	2/1.0	780 (+8%)	0mo	$94,000	$121	55
1663 Stevens Ave	0.61mi	2/1.0	621 (-14%)	3mo	$55,000	$89	46
2116 E Riverside Dr	0.68mi	2/1.0	825 (+15%)	2mo	$118,500	$144	42

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 · 7.86% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.61×
• Total profit: $-14,066
• Equity at exit: $19,070

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $12,822
• Equity at exit: $11,058

Cash invested: $35,812 (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 47714

• Rents YoY: 7.9%
• Active inventory: 191
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $999 high
• Mortgage (P&I): −$671
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $25

Break-even live

Break-even rent $967

Max offer price $127,900

Occupancy floor 92%

Sensitivity live

Price	-10% $97	-5% $61	+0% $25	+5% $-11	+10% $-47
Rent	-10% $-54	-5% $-14	+0% $25	+5% $64	+10% $104
Rate	-1.0pp $89	-0.5pp $58	base $25	+0.5pp $-8	+1.0pp $-42

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	15d	1	0.25mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	15d	1	0.63mi
2340 Sunburst Blvd Unit 2210-104 Evansville, IN	1.0	1.0	631	$785	$1.24	23d	1	0.75mi
2501 Pollack Ave Evansville, IN	2.0	1.0	648	$1,080	$1.67	23d	1	0.81mi
538 S Spring St Evansville, IN	1.0	1.0	500	$850	$1.70	23d	1	1.15mi
1290 Hatfield Dr Unit 1266 Evansville, IN	1.0	1.0	600	$800	$1.33	23d	1	1.25mi
1290 Hatfield Dr Unit 1150 Evansville, IN	1.0	1.0	550	$775	$1.41	15d	1	1.25mi
1290 Hatfield Dr Unit 1378 Evansville, IN	1.0	1.0	550	$775	$1.41	23d	1	1.25mi
1290 Hatfield Dr Unit 1330 Evansville, IN	1.0	1.0	550	$697	$1.27	23d	1	1.25mi
1320 Lee Ct Evansville, IN	1.0–4.0	1.0–1.5	1007	$1,032	$1.03	15d	36	1.41mi
3700 Justus Ct Evansville, IN	1.0–2.0	1.0–2.0	790	$975	$1.23	23d	1	1.42mi

Listing history 18 events

1. 2026-06-17
   status $127,900 Pending 44 DOM
2. 2026-06-17
   days on market $127,900 Active 44 DOM
3. 2026-06-16
   days on market $127,900 Active 43 DOM
4. 2026-06-15
   days on market $127,900 Active 42 DOM
5. 2026-06-14
   days on market $127,900 Active 40 DOM
6. 2026-06-13
   pricedays on market $127,900 Active 39 DOM
7. 2026-06-10
   days on market $129,900 Active 37 DOM
8. 2026-06-09
   days on market $129,900 Active 36 DOM
9. 2026-06-08
   days on market $129,900 Active 35 DOM
10. 2026-06-07
    days on market $129,900 Active 34 DOM
11. 2026-06-02
    days on market $129,900 Active 29 DOM
12. 2026-06-01
    days on market $129,900 Active 28 DOM
13. 2026-05-31
    days on market $129,900 Active 27 DOM
14. 2026-05-30
    statusdays on market $129,900 Active 26 DOM
15. 2026-05-17
    status Pending
16. 2026-04-23
    listed $129,900 Active
17. 2020-02-21
    soldstatus $63,000 586-char remark

    Show marketing remark (586 chars)

    You will want to see this super clean, move-in ready, 2 bed, 1 bath home, recently updated and ready for new owners! Situated on a corner lot with mature trees, a privacy fenced backyard, and a detached one car garage, this home is priced to move! Interior features include, new carpet in the primary living areas, ceramic tile in the kitchen, bath, and laundry, freshly painted throughout, vinyl replacement windows, a new HVAC system in 2018, and a new water heater in 2019. Be sure to include this on your list if you are looking for a "no work needed" home under $70,000!

18. 2020-01-17
    listed $65,900 586-char remark

    Show marketing remark (586 chars)

    You will want to see this super clean, move-in ready, 2 bed, 1 bath home, recently updated and ready for new owners! Situated on a corner lot with mature trees, a privacy fenced backyard, and a detached one car garage, this home is priced to move! Interior features include, new carpet in the primary living areas, ceramic tile in the kitchen, bath, and laundry, freshly painted throughout, vinyl replacement windows, a new HVAC system in 2018, and a new water heater in 2019. Be sure to include this on your list if you are looking for a "no work needed" home under $70,000!

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$302/yr (+$25/mo · 62.5%)

ⓘ 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 · 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,989
• − Mortgage interest: −$7,164
• − Property taxes: −$483
• − Insurance: −$640
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,721
• Taxable loss: −$1,937
• Est. tax savings @ 24.0%: +$465
• After-tax cash flow: $765/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

• Census place: Evansville, IN
• County: Vanderburgh County · 146,793 people
• City population: 146,793
• Metro: Evansville, IN-KY
• Population (ZIP): 32,132
• Household income: $55,910
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1394.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -124.80%
• Current HPI: 211.1755
• Rent YoY: ▲ 7.86%
• 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

+97.1% since first listed

4 events — show timeline

• 2026-05-17 Pending — IRMLS
• 2026-04-23 Listed $129,900 IRMLS
• 2020-02-21 Sold (MLS) $63,000 IRMLS
• 2020-01-17 Listed $65,900 IRMLS

Property tax history

-11.6%/yr

Latest (2024): $483 · +4.6% YoY. Source: county tax records.