643 E Maryland St · Evansville, IN 47711

$95,000

1 bd · 1.0 ba · 810 sqft · SingleFamily public records · 125 Days on market

Built 1909 3,267 sqft lot Est $79k · 21% 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 +20.6/30.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This is a packaged deal with tenants in 5 of the 6 properties. Properties include: 640 Madison Ave rent $1,000/month 653 E Maryland $1,200/month (market rent currently vacant) 410 E Virginia $900/month 213 215 W Maryland $820/month 643 E Maryland $650/month 2201 S Walnut $550/month $5120 per month/$61,440 annually

Key facts

• 3,267 sq ft lot
• Built 1909
• Listed 125 days

Property features AI

Finance

• Other: Above-grade finished area approximately 810; 1 total story
• Financial info: Property tax information available
• HOA & community: No subdivision

Exterior

• Parking: Parking details not specified
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-story, site-built single family home; Residential property
• Construction: Aluminum siding; Built using site-built construction
• Exterior features: Level lot; Lot dimensions approximately 25 x 130

Interior

• Kitchen: Appliances not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; No central air
• Interior features: Crawl space basement; Total of 3 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $88k (7.6% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Delaware Elementary School (math 22% / reading 16%, grade F, #829 of 994 statewide, top 84%, 338 students, 90% FRL); North Junior High School (math 44% / reading 57%, grade C, #43 of 330 statewide, top 14%, 929 students, 42% FRL); North High School (math 57% / reading 74%, grade B, #29 of 369 statewide, top 8%, 1,674 students, 35% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 229 active listings in the ZIP; 30 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).
• This rent is only 16% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 15733% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $78,570
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 E Iowa St	0.20mi	2/1.0 (+1)	768 (-5%)	7mo	$31,700	$41	71
707 E Missouri St	0.14mi	2/1.0 (+1)	714 (-12%)	1mo	$23,000	$32	68
715 E Louisiana St	0.21mi	2/1.0 (+1)	875 (+8%)	8mo	$115,000	$131	65
313 E Tennessee St	0.41mi	2/1.0 (+1)	824 (+2%)	10mo	$64,500	$78	64
1309 N Garvin St	0.32mi	2/1.0 (+1)	736 (-9%)	8mo	$50,000	$68	58
619 Keck Ave	0.70mi	2/1.0 (+1)	848 (+5%)	0mo	$152,000	$179	54
217 E Eichel Ave	0.49mi	2/1.0 (+1)	760 (-6%)	11mo	$102,000	$134	53
215 E Florida St	0.41mi	2/1.0 (+1)	742 (-8%)	12mo	$56,000	$75	52
710 Reis Ave	0.66mi	1/1.0	720 (-11%)	2mo	$70,000	$97	49
15 E Tennessee St	0.56mi	2/1.0 (+1)	752 (-7%)	10mo	$93,500	$124	49
321 E Tennessee St	0.40mi	2/2.0 (+1)	720 (-11%)	12mo	$56,000	$78	44
16 W Tennessee St	0.64mi	2/1.0 (+1)	894 (+10%)	10mo	$119,000	$133	40

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.85×
• Total profit: $-3,923
• Equity at exit: $14,165

10-year hold

• IRR: 9.3%
• Equity multiple: 1.83×
• Total profit: $21,953
• Equity at exit: $8,214

Cash invested: $26,600 (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 47711

• Home prices YoY: -32.3%
• Rents YoY: 6.7%
• Active inventory: 229
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $878 high
• Mortgage (P&I): −$498
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $127

Break-even live

Break-even rent $717

Max offer price $95,000

Occupancy floor 81%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	21d	1	0.50mi
109 E Eichel Ave Unit A Evansville, IN	1.0	1.0	675	$745	$1.10	21d	1	0.55mi
1018 Baker Ave Unit B Evansville, IN	1.0	1.0	800	$625	$0.78	21d	1	0.62mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,287	$1.50	13d	7	0.63mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	13d	1	0.67mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	21d	1	0.77mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	0.77mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	21d	1	0.81mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	13d	1	0.93mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	21d	1	0.94mi
500 Richardt Ave Evansville, IN	1.0	1.0	550	$700	$1.27	21d	1	0.96mi
406 Edgar St Unit 1 Evansville, IN	1.0	1.0	530	$1,500	$2.83	21d	1	0.96mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	13d	1	0.96mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	1.01mi
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	13d	1	1.06mi
1440 E Division St Evansville, IN	2.0	1.0	689	$1,250	$1.81	13d	1	1.09mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	21d	1	1.15mi
2501 N Evans Ave Unit A Evansville, IN	2.0	1.0	856	$900	$1.05	21d	1	1.16mi
820 Negley Ave Unit B Evansville, IN	1.0	1.0	575	$695	$1.21	21d	1	1.16mi
1680 E Franklin St #1682 Evansville, IN	2.0	1.0	675	$855	$1.27	21d	7	1.16mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	1.17mi
2511 N Kentucky Ave Unit 23 Evansville, IN	1.0	1.0	584	$650	$1.11	21d	1	1.23mi
1219 Joan Ave Unit 1219 Evansville, IN	2.0	1.0	725	$845	$1.17	13d	1	1.23mi
941 Stanley Ave Unit A Evansville, IN	1.0	1.0	850	$800	$0.94	21d	1	1.24mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,050	$1.46	13d	1	1.29mi
300 Main St Unit 1 D3 Evansville, IN	1.0	1.0	800	$2,000	$2.50	21d	1	1.33mi
1111 Stanley Ave Evansville, IN	2.0	1.0	670	$1,000	$1.49	21d	1	1.36mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	21d	1	1.43mi
101 SE 2nd St Evansville, IN	1.0	1.0	530	$750	$1.42	13d	1	1.45mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,120	$1.57	13d	17	1.49mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $95,000 Pending 125 DOM
2. 2026-06-02
   days on market $95,000 Active 120 DOM
3. 2026-06-01
   days on market $95,000 Active 119 DOM
4. 2026-05-31
   days on market $95,000 Active 118 DOM
5. 2026-05-30
   days on market $95,000 Active 117 DOM
6. 2026-03-08
   historical $600
7. 2026-02-25
   listed $600
8. 2026-02-07
   historical $650
9. 2026-02-02
   listed $95,000 Active
10. 2026-01-14
    listed $650
11. 2024-03-18
    price $65,000
12. 2023-10-04
    listed $54,000 Active
13. 2022-12-05
    historical
14. 2020-10-01
    listed $44,900
15. 2016-05-09
    listed $17,900

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $576 · $48/mo
• Expected delta: +$231/yr (+$19/mo · 66.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,538
• − Mortgage interest: −$5,321
• − Property taxes: −$345
• − Insurance: −$475
• − Repairs & maintenance: −$843
• − Management: −$843
• − Depreciation: −$2,764
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $1,539/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): 30,944
• Household income: $66,320
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 659.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 205.62
• Rent YoY: ▲ 6.72%
• 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

+430.7% since first listed

10 events — show timeline

• 2026-03-08 Rental Removed $600 APPFOLIO
• 2026-02-25 Listed for Rent $600 APPFOLIO
• 2026-02-07 Rental Removed $650 APPFOLIO
• 2026-02-02 Listed $95,000 IRMLS
• 2026-01-14 Listed for Rent $650 APPFOLIO
• 2024-03-18 Price Changed $65,000 IRMLS
• 2023-10-04 Listed $54,000 IRMLS
• 2022-12-05 Rental Removed — RENT.
• 2020-10-01 Listed $44,900 IRMLS
• 2016-05-09 Listed $17,900 IRMLS

Property tax history

-4.0%/yr

Latest (2024): $345 · +1.9% YoY. Source: county tax records.