1107 S Evans Ave · Evansville, IN 47713

$94,900

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 82 Days on market

Built 1904 3,485 sqft lot Est $119k · 21% under

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Why this score? — see what drove the B 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You have to see the inside of this darling home! The seller has painstakingly tried to keep the home with the original character, but has made the perfect updates! Two original to the home, historical doors grace the front porch - complete with skeleton keys! A large front room has the lovely, original hardwood floors. A double set of parlor doors leads to the first bedroom with the original hardwood floors and nice closet! The main bedroom is large with one of the original doors that even has the original transom window! The kitchen is toward the back of the home and has been complete remodeled! Lovely light gray cabinets have a marble look counter. Gray shiplap was added as an accent wall and darling linoleum gray patterned flooring was laid. The original chimney brick was exposed for additional character. The seller wanted to leave some of the original charm of the home and that can be seen throughout the home. An original door of the home was made into a darling bench seat with coat rack that will be left to the new buyers. A large walk in pantry is just icing on the cake with this kitchen! washer and dryer will also stay! A large bath has been completely remodeled and also has the shiplap walls added and features new walk in shower, toilet, vanity, sink, faucet, mirror and fixtures. Some of the many updates in this home include: gas tankless water heater, new roof, energy efficient furnace, new plumbing throughout, 100 amp electric panel. You have to check this adorable home out!

Key facts

• Large backyard
• Updated kitchen
• Walk-in shower

Tags

• UPDATED KITCHEN
• WALK-IN SHOWER
• LARGE BACKYARD
• NEW WOODEN PRIVACY FENCE
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: Evans School (math 9% / reading 7%, grade F, #945 of 994 statewide, top 95%, 499 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 8% at this address vs 40% district-wide (-32 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 (+9.9%/yr); 118 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1904 — 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 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?
6. 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?
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: 1.18% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.50%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $119,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 S Evans Ave	0.00mi	2/1.0	1,096 (0%)	0mo	$100,000	$91	100
1320 S Governor St	0.43mi	2/1.0	1,048 (-4%)	3mo	$32,500	$31	71
613 Madison Ave	0.22mi	3/1.0 (+1)	1,176 (+7%)	4mo	$165,000	$140	69
1317 S Linwood Ave	0.24mi	2/1.5	975 (-11%)	4mo	$135,000	$138	65
1108 E Blackford Ave	0.44mi	2/1.0	1,176 (+7%)	3mo	$48,500	$41	64
957 Taylor Ave	0.38mi	2/1.0	1,196 (+9%)	6mo	$159,900	$134	62
110 Jefferson Ave	0.57mi	3/1.0 (+1)	1,064 (-3%)	3mo	$166,000	$156	61
711 Waggoner Ave	0.50mi	2/1.0	991 (-10%)	1mo	$45,000	$45	60
329 Taylor Ave	0.54mi	2/1.0	1,021 (-7%)	6mo	$46,000	$45	59
1059 Waggoner Ave	0.63mi	2/2.0	1,150 (+5%)	1mo	$125,000	$109	57
1263 Washington Ave	0.63mi	2/1.0	1,015 (-7%)	6mo	$100,000	$99	53
868 Bellemeade Ave	0.51mi	2/1.0	1,232 (+12%)	5mo	$150,000	$122	52

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: 9.9%
• Equity multiple: 1.41×
• Total profit: $10,926
• Equity at exit: $14,150

10-year hold

• IRR: 22.5%
• Equity multiple: 3.35×
• Total profit: $62,522
• Equity at exit: $8,205

Cash invested: $26,572 (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 47713

• Home prices YoY: -34.1%
• Rents YoY: 9.9%
• Active inventory: 118
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $283/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $321

Break-even live

Break-even rent $710

Max offer price $94,900

Occupancy floor 66%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	21d	1	0.23mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	21d	1	0.33mi
1021 Jefferson Ave Evansville, IN	1.0	1.0	798	$795	$1.00	13d	1	0.35mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	13d	1	0.52mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	21d	1	0.58mi
715 E Riverside Dr Evansville, IN	2.0	1.0	806	$895	$1.11	21d	1	0.58mi
924 SE 6th St Unit A Evansville, IN	1.0	1.0	800	$875	$1.09	21d	1	0.59mi
1421 SE 2nd St Unit A Evansville, IN	1.0	1.0	800	$695	$0.87	13d	1	0.63mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	21d	1	0.66mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	21d	1	0.68mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	13d	1	0.69mi
8 E Blackford Ave Evansville, IN	1.0	1.0	750	$825	$1.10	21d	1	0.70mi
615 SE 3rd St Unit D Evansville, IN	1.0	1.0	1122	$895	$0.80	21d	1	0.85mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	21d	1	0.88mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	21d	1	0.93mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,700	$1.55	21d	6	1.06mi
315 SE 1st St Evansville, IN	1.0	1.0	1331	$1,695	$1.27	21d	1	1.09mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	21d	4	1.15mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,505	$2.10	13d	1	1.17mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	21d	1	1.20mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,725	$2.41	13d	17	1.21mi
300 Main St Unit 1 D3 Evansville, IN	1.0	1.0	800	$2,000	$2.50	21d	1	1.22mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	13d	1	1.25mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	1.29mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	13d	1	1.30mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	13d	1	1.31mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	1.33mi
313 NW Martin Luther King Junior Blvd Unit 311 Evansville, IN	2.0	1.0	1200	$950	$0.79	21d	1	1.35mi
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	13d	1	1.38mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	13d	7	1.39mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	1.43mi
1909 Plantation Ct Evansville, IN	2.0	1.0	780	$700	$0.90	21d	2	1.49mi

Listing history 14 events

1. 2026-04-28
   status Pending
2. 2026-04-02
   price $94,900
3. 2026-03-05
   price $99,900
4. 2026-02-17
   price $100,000
5. 2026-02-05
   listed $105,000 Active
6. 2024-03-07
   soldstatus $80,000 Closed 1509-char remark

   Show marketing remark (1509 chars)

   You have to see the inside of this darling home! The seller has painstakingly tried to keep the home with the original character, but has made the perfect updates! Two original to the home, historical doors grace the front porch - complete with skeleton keys! A large front room has the lovely, original hardwood floors. A double set of parlor doors leads to the first bedroom with the original hardwood floors and nice closet! The main bedroom is large with one of the original doors that even has the original transom window! The kitchen is toward the back of the home and has been complete remodeled! Lovely light gray cabinets have a marble look counter. Gray shiplap was added as an accent wall and darling linoleum gray patterned flooring was laid. The original chimney brick was exposed for additional character. The seller wanted to leave some of the original charm of the home and that can be seen throughout the home. An original door of the home was made into a darling bench seat with coat rack that will be left to the new buyers. A large walk in pantry is just icing on the cake with this kitchen! washer and dryer will also stay! A large bath has been completely remodeled and also has the shiplap walls added and features new walk in shower, toilet, vanity, sink, faucet, mirror and fixtures. Some of the many updates in this home include: gas tankless water heater, new roof, energy efficient furnace, new plumbing throughout, 100 amp electric panel. You have to check this adorable home out!

7. 2024-02-12
   status Pending 1509-char remark

   Show marketing remark (1509 chars)

   You have to see the inside of this darling home! The seller has painstakingly tried to keep the home with the original character, but has made the perfect updates! Two original to the home, historical doors grace the front porch - complete with skeleton keys! A large front room has the lovely, original hardwood floors. A double set of parlor doors leads to the first bedroom with the original hardwood floors and nice closet! The main bedroom is large with one of the original doors that even has the original transom window! The kitchen is toward the back of the home and has been complete remodeled! Lovely light gray cabinets have a marble look counter. Gray shiplap was added as an accent wall and darling linoleum gray patterned flooring was laid. The original chimney brick was exposed for additional character. The seller wanted to leave some of the original charm of the home and that can be seen throughout the home. An original door of the home was made into a darling bench seat with coat rack that will be left to the new buyers. A large walk in pantry is just icing on the cake with this kitchen! washer and dryer will also stay! A large bath has been completely remodeled and also has the shiplap walls added and features new walk in shower, toilet, vanity, sink, faucet, mirror and fixtures. Some of the many updates in this home include: gas tankless water heater, new roof, energy efficient furnace, new plumbing throughout, 100 amp electric panel. You have to check this adorable home out!

8. 2024-02-09
   listed $89,900 Active 1509-char remark

   Show marketing remark (1509 chars)

   You have to see the inside of this darling home! The seller has painstakingly tried to keep the home with the original character, but has made the perfect updates! Two original to the home, historical doors grace the front porch - complete with skeleton keys! A large front room has the lovely, original hardwood floors. A double set of parlor doors leads to the first bedroom with the original hardwood floors and nice closet! The main bedroom is large with one of the original doors that even has the original transom window! The kitchen is toward the back of the home and has been complete remodeled! Lovely light gray cabinets have a marble look counter. Gray shiplap was added as an accent wall and darling linoleum gray patterned flooring was laid. The original chimney brick was exposed for additional character. The seller wanted to leave some of the original charm of the home and that can be seen throughout the home. An original door of the home was made into a darling bench seat with coat rack that will be left to the new buyers. A large walk in pantry is just icing on the cake with this kitchen! washer and dryer will also stay! A large bath has been completely remodeled and also has the shiplap walls added and features new walk in shower, toilet, vanity, sink, faucet, mirror and fixtures. Some of the many updates in this home include: gas tankless water heater, new roof, energy efficient furnace, new plumbing throughout, 100 amp electric panel. You have to check this adorable home out!

9. 2023-12-11
   price $89,900
10. 2023-11-15
    price $95,000
11. 2023-09-14
    price $99,900
12. 2023-09-06
    price $109,500
13. 2023-08-15
    listed $112,000 Active
14. 2017-10-27
    soldstatus $10,000

ⓘ 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: $283 · $24/mo
• Projected year-2 tax: $545 · $45/mo
• Expected delta: +$262/yr (+$22/mo · 92.7%)

ⓘ 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,394
• − Mortgage interest: −$5,316
• − Property taxes: −$283
• − Insurance: −$474
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,761
• Taxable income: $2,418
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $3,272/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): 9,988
• Household income: $40,873
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 735.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Two or more races 7% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -119.22%
• Current HPI: 229.9312
• Rent YoY: ▲ 9.87%
• 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

+849.0% since first listed

14 events — show timeline

• 2026-04-28 Pending — IRMLS
• 2026-04-02 Price Changed $94,900 IRMLS
• 2026-03-05 Price Changed $99,900 IRMLS
• 2026-02-17 Price Changed $100,000 IRMLS
• 2026-02-05 Listed $105,000 IRMLS
• 2024-03-07 Sold (MLS) $80,000 IRMLS
• 2024-02-12 Pending — IRMLS
• 2024-02-09 Listed $89,900 IRMLS
• 2023-12-11 Price Changed $89,900 IRMLS
• 2023-11-15 Price Changed $95,000 IRMLS
• 2023-09-14 Price Changed $99,900 IRMLS
• 2023-09-06 Price Changed $109,500 IRMLS
• 2023-08-15 Listed $112,000 IRMLS
• 2017-10-27 Sold (Public Records) $10,000 Public Records

Property tax history

-10.8%/yr

Latest (2024): $283 · +5.1% YoY. Source: county tax records.