8733 Whirlaway Ln · Newburgh, IN 47630

$285,000

3 bd · 1.5 ba · 2,584 sqft · SingleFamily public records · 10 Days on market

Built 1982 0.29 ac lot $110/sqft · 24% below area Est $373k · 24% 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).

• Cash flow +15.5/30.0
• ARV discount +15.0/15.0
• Schools +4.9/10.0
• DSCR +4.8/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this spacious 4-bedroom home with room for everyone—inside and out! You’ll love the large eat-in Kitchen complete with two pantries, plus a formal Dining Room perfect for gatherings and entertaining. The spacious Living Room and oversized Family Room provide multiple living areas, with the Family Room showcasing a cozy wood-burning fireplace with beautiful FULL WALL brick surround. A main-level Laundry Room and convenient half bath add everyday functionality (half bathroom is conveniently located for pool guests!). The extra-deep garage offers incredible storage and parking space with room for up to four cars or even a boat. Step outside to your own private backyard re

Key facts

• Large eat-in kitchen
• Formal dining room
• Two pantries

Tags

• LARGE EAT-IN KITCHEN
• TWO PANTRIES
• FORMAL DINING ROOM
• COZY WOOD-BURNING FIREPLACE
• FULL WALL BRICK SURROUND
• MAIN-LEVEL LAUNDRY ROOM

Property features AI

Exterior

• Parking: Attached garage with 4 spaces; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories; Located in Triple Crown Estates subdivision
• Construction: Aluminum siding, brick, and vinyl siding exterior; Shingle roof; Slab foundation; Built as a site-built home
• Exterior features: Covered patio and porch; Privacy wood fencing (full); Level lot

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Laminate counters; Wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Electric dryer hookup; Main-level laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $117 ($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 $239k (16.2% below list).
• Recommended offer: $239k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Sharon Elementary School (math 65% / reading 62%, grade B, #95 of 994 statewide, top 10%, 686 students, 45% 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).
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $9k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $238,712 (16.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $372,816
• List price: $285,000
• Delta: -23.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4266 Foxmoor Dr	0.06mi	3/2.5	2,752 (+6%)	2mo	$415,000	$151	80
4433 Stone Garden Ln	0.26mi	4/2.5 (+1)	2,341 (-9%)	1mo	$359,000	$153	62
3593 Sand Dr	0.68mi	4/3.0 (+1)	2,575 (-0%)	5mo	$475,000	$184	52
4705 Fieldcrest Place Cir	0.71mi	4/2.5 (+1)	2,489 (-4%)	1mo	$413,500	$166	51
8211 Yorkridge Dr	0.73mi	4/3.0 (+1)	2,666 (+3%)	2mo	$315,000	$118	48
4318 Huntington Ridge Cir	0.65mi	4/3.0 (+1)	2,759 (+7%)	1mo	$435,000	$158	47
3536 Montgomery Ct	0.64mi	4/2.5 (+1)	2,370 (-8%)	2mo	$471,500	$199	46
3530 Montgomery Ct	0.65mi	4/3.5 (+1)	2,451 (-5%)	7mo	$437,000	$178	42
8000 Maple Ln	0.71mi	4/3.0 (+1)	2,364 (-8%)	1mo	$310,000	$131	41
3581 Sand Dr	0.71mi	3/2.5	2,283 (-12%)	3mo	$465,000	$204	41
4700 Clint Cir	0.55mi	4/2.5 (+1)	2,897 (+12%)	7mo	$390,000	$135	39
4144 Forest Green Dr	0.63mi	4/3.0 (+1)	2,915 (+13%)	6mo	$385,000	$132	33

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: -8.6%
• Equity multiple: 0.67×
• Total profit: $-26,178
• Equity at exit: $42,494

10-year hold

• IRR: 6.1%
• Equity multiple: 1.55×
• Total profit: $43,894
• Equity at exit: $24,642

Cash invested: $79,800 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,387 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $117

Break-even live

Break-even rent $2,239

Max offer price $285,000

Occupancy floor 90%

Sensitivity live

Price	-10% $279	-5% $198	+0% $117	+5% $37	+10% $-44
Rent	-10% $-71	-5% $23	+0% $117	+5% $212	+10% $306
Rate	-1.0pp $261	-0.5pp $190	base $117	+0.5pp $44	+1.0pp $-32

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5041 E Sherwood Dr Newburgh, IN	3.0	2.5	2077	$2,350	$1.13	14d	1	1.13mi
3075 White Oak Trl Newburgh, IN	4.0	3.0	2279	$2,700	$1.18	44d	1	1.31mi
3351 White Oak Trl Newburgh, IN	3.0	3.0	2279	$2,700	$1.18	44d	1	1.36mi
3018 White Oak Trl Newburgh, IN	4.0	3.0	2279	$2,700	$1.18	22d	1	1.36mi

Listing history 1 events

1. 2026-05-11
   listed $285,000 Active 1279-char remark

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $2,142 · $178/mo
• Expected delta: +$281/yr (+$23/mo · 15.1%)

ⓘ 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 (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: $28,645
• − Mortgage interest: −$15,964
• − Property taxes: −$1,861
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − Depreciation: −$8,291
• Taxable loss: −$3,480
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $2,244/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

• 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

2 events — show timeline

• 2026-05-21 Pending — IRMLS
• 2026-05-11 Listed $285,000 IRMLS

Property tax history

+4.8%/yr

Latest (2024): $1,861 · +1.0% YoY. Source: county tax records.