1250 Maple Court St · Evansville, IN 47714

$149,900

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 35 Days on market

Built 1945 6,098 sqft lot Est $132k · 14% 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 +14.5/30.0
• 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 +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3 bedroom, 1 full bath that is ready for YOU to move into. This home has been freshly painted in grey tones and features a spacious liing room with new laminate flooring, new lighting and a bay window. Kitchen has been completely remodeled with new cabinets, counter tops, stainless steel range/oven, microwave and refrigerator. Relax by your wood burning fireplace in your family room with new laminate flooring & fresh paint. Bathroom has also been completely remodeled with tiled flooring, new toilet, new tub/shower combo, vanity and mirror. Three bedrooms feature fresh paint, new carpet and new lighting. Separate laundry room off of the kitchen with shelving. Front porch is covered and perfect for relaxing outside. House is nestled on a large lot with a storage shed and attached carport. New metal roofing was just installed and the HVAC was update 12/2022. Included in sale: Range, Oven, Microwave, Refrigerator, Blinds

Key facts

• Covered front porch
• Brick facade
• Modern kitchen

Tags

• BRICK FACADE
• COVERED FRONT PORCH
• MODERN KITCHEN
• UPDATED BATHROOM
• FULLY FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: One garage space; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Brick construction; Slab foundation; Built on a 50 x 125 lot (0.14 acre)
• Exterior features: Level lot; Shed(s)

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fireplace in the living room; Six total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $32 ($388/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 $116k (22.3% below list).
• Recommended offer: $116k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Lodge Community School (math 11% / reading 19%, grade F, #859 of 994 statewide, top 87%, 382 students, 85% FRL) — zoned schools average 85% FRL vs 50% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 40% district-wide (-24 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); 188 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $116,481 (22.3% below list)

Questions for the listing agent

1. It's been on market 35 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 1945 — 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: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $131,924
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1425 Covert Ave	0.44mi	3/1.0	1,183 (+6%)	1mo	$118,000	$100	69
1059 Waggoner Ave	0.35mi	2/2.0 (-1)	1,150 (+3%)	1mo	$125,000	$109	69
1903 S Kerth Ave	0.21mi	3/2.0	1,214 (+9%)	5mo	$150,000	$124	68
1921 Shadewood Ave	0.52mi	3/1.0	1,037 (-7%)	3mo	$135,000	$130	61
1819 Waggoner Ave	0.64mi	3/1.0	1,160 (+4%)	6mo	$100,000	$86	59
1810 Cass Ave	0.61mi	2/1.5 (-1)	1,080 (-3%)	4mo	$125,000	$116	55
1401 Lodge Ave	0.58mi	3/1.0	990 (-11%)	0mo	$145,000	$146	54
1101 Ravenswood Dr	0.46mi	2/1.0 (-1)	1,269 (+14%)	1mo	$155,000	$122	50
1732 Culverson Ave	0.74mi	3/1.0	1,025 (-8%)	5mo	$150,000	$146	48
807 Prosperity Ave	0.65mi	2/1.5 (-1)	1,232 (+10%)	0mo	$70,000	$57	45
711 Waggoner Ave	0.69mi	2/1.0 (-1)	991 (-11%)	1mo	$45,000	$45	43
2513 Beech Dr	0.50mi	4/1.5 (+1)	1,276 (+14%)	6mo	$150,000	$118	41

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-16,328
• Equity at exit: $22,351

10-year hold

• IRR: 4.2%
• Equity multiple: 1.36×
• Total profit: $15,251
• Equity at exit: $12,961

Cash invested: $41,972 (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: 188
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$786
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $32

Break-even live

Break-even rent $1,124

Max offer price $149,900

Occupancy floor 92%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	13d	1	0.50mi
2340 Sunburst Blvd Unit 2200-202 Evansville, IN	3.0	1.0	973	$1,050	$1.08	21d	1	0.55mi
2340 Sunburst Blvd Unit 2270-318 Evansville, IN	2.0	1.0	815	$900	$1.10	21d	1	0.55mi
1909 Plantation Ct Evansville, IN	2.0	1.0	780	$700	$0.90	21d	2	0.61mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	21d	1	0.63mi
1952 Colts Ln Evansville, IN	1.0–3.0	1.0	1146	$1,275	$1.11	21d	8	0.65mi
715 E Riverside Dr Evansville, IN	2.0	1.0	806	$895	$1.11	21d	1	0.70mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	13d	1	0.81mi
1762 Spring Ct Evansville, IN	2.0	1.0	975	$1,450	$1.49	21d	1	0.82mi
1604 Marbo Ave Evansville, IN	2.0	1.0	900	$1,095	$1.22	21d	1	0.86mi
638 Jackson Ave Evansville, IN	4.0	1.0	1176	$1,495	$1.27	21d	1	0.93mi
2232 E Riverside Dr Evansville, IN	2.0	1.0	810	$1,200	$1.48	13d	1	1.07mi
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	21d	1	1.07mi
2001 S Taft Ave Evansville, IN	3.0	2.0	1472	$1,000	$0.68	21d	1	1.11mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	21d	1	1.12mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	21d	1	1.31mi
1713 Hawthorne Ave Evansville, IN	3.0	2.0	1204	$1,395	$1.16	21d	1	1.48mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	13d	1	1.49mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $149,900 Pending 35 DOM
2. 2026-06-02
   days on market $149,900 Active 34 DOM
3. 2026-06-01
   days on market $149,900 Active 33 DOM
4. 2026-05-31
   days on market $149,900 Active 32 DOM
5. 2026-05-30
   days on market $149,900 Active 31 DOM
6. 2026-04-29
   listed $149,900 Active
7. 2025-09-30
   price $149,900
8. 2025-09-03
   listed $155,000 Active
9. 2023-12-18
   soldstatus $133,000 Closed 958-char remark

   Show marketing remark (958 chars)

   Welcome home to this 3 bedroom, 1 full bath that is ready for YOU to move into. This home has been freshly painted in grey tones and features a spacious liing room with new laminate flooring, new lighting and a bay window. Kitchen has been completely remodeled with new cabinets, counter tops, stainless steel range/oven, microwave and refrigerator. Relax by your wood burning fireplace in your family room with new laminate flooring & fresh paint. Bathroom has also been completely remodeled with tiled flooring, new toilet, new tub/shower combo, vanity and mirror. Three bedrooms feature fresh paint, new carpet and new lighting. Separate laundry room off of the kitchen with shelving. Front porch is covered and perfect for relaxing outside. House is nestled on a large lot with a storage shed and attached carport. New metal roofing was just installed and the HVAC was update 12/2022. Included in sale: Range, Oven, Microwave, Refrigerator, Blinds

10. 2023-12-15
    soldstatus $133,000
11. 2023-11-02
    status Pending 958-char remark

    Show marketing remark (958 chars)

    Welcome home to this 3 bedroom, 1 full bath that is ready for YOU to move into. This home has been freshly painted in grey tones and features a spacious liing room with new laminate flooring, new lighting and a bay window. Kitchen has been completely remodeled with new cabinets, counter tops, stainless steel range/oven, microwave and refrigerator. Relax by your wood burning fireplace in your family room with new laminate flooring & fresh paint. Bathroom has also been completely remodeled with tiled flooring, new toilet, new tub/shower combo, vanity and mirror. Three bedrooms feature fresh paint, new carpet and new lighting. Separate laundry room off of the kitchen with shelving. Front porch is covered and perfect for relaxing outside. House is nestled on a large lot with a storage shed and attached carport. New metal roofing was just installed and the HVAC was update 12/2022. Included in sale: Range, Oven, Microwave, Refrigerator, Blinds

12. 2023-10-31
    listed $129,999 Active 958-char remark

    Show marketing remark (958 chars)

    Welcome home to this 3 bedroom, 1 full bath that is ready for YOU to move into. This home has been freshly painted in grey tones and features a spacious liing room with new laminate flooring, new lighting and a bay window. Kitchen has been completely remodeled with new cabinets, counter tops, stainless steel range/oven, microwave and refrigerator. Relax by your wood burning fireplace in your family room with new laminate flooring & fresh paint. Bathroom has also been completely remodeled with tiled flooring, new toilet, new tub/shower combo, vanity and mirror. Three bedrooms feature fresh paint, new carpet and new lighting. Separate laundry room off of the kitchen with shelving. Front porch is covered and perfect for relaxing outside. House is nestled on a large lot with a storage shed and attached carport. New metal roofing was just installed and the HVAC was update 12/2022. Included in sale: Range, Oven, Microwave, Refrigerator, Blinds

13. 2023-10-31
    listed $129,999

    Show marketing remark (958 chars)

    Welcome home to this 3 bedroom, 1 full bath that is ready for YOU to move into. This home has been freshly painted in grey tones and features a spacious liing room with new laminate flooring, new lighting and a bay window. Kitchen has been completely remodeled with new cabinets, counter tops, stainless steel range/oven, microwave and refrigerator. Relax by your wood burning fireplace in your family room with new laminate flooring & fresh paint. Bathroom has also been completely remodeled with tiled flooring, new toilet, new tub/shower combo, vanity and mirror. Three bedrooms feature fresh paint, new carpet and new lighting. Separate laundry room off of the kitchen with shelving. Front porch is covered and perfect for relaxing outside. House is nestled on a large lot with a storage shed and attached carport. New metal roofing was just installed and the HVAC was update 12/2022. Included in sale: Range, Oven, Microwave, Refrigerator, Blinds

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$401/yr (+$33/mo · 85.1%)

ⓘ 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 (shaded) · 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,978
• − Mortgage interest: −$8,397
• − Property taxes: −$472
• − Insurance: −$750
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$4,361
• Taxable loss: −$2,237
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $925/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

+15.3% since first listed

8 events — show timeline

• 2026-04-29 Listed $149,900 IRMLS
• 2025-09-30 Price Changed $149,900 IRMLS
• 2025-09-03 Listed $155,000 IRMLS
• 2023-12-18 Sold (MLS) $133,000 IRMLS
• 2023-12-15 Sold (MLS) $133,000 HABOR
• 2023-11-02 Pending — IRMLS
• 2023-10-31 Listed $129,999 HABOR
• 2023-10-31 Listed $129,999 IRMLS

Property tax history

-11.8%/yr

Latest (2024): $472 · -7.5% YoY. Source: county tax records.