1829 Marshall Ave · Evansville, IN 47714

$99,500

4 bd · 1.5 ba · 1,740 sqft · SingleFamily public records · 43 Days on market

Built 1950 7,187 sqft lot Est $169k · 41% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Rent growth +4.5/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors this is a package of 15 Properties. See the list on Addendum. 1011 Cherry St rents for $875.00. 1023 Cherry St rents for $973.00. 1105 E Gum St rents for $990.00. 1106/1108/1110 Rents for $2038.00. 1114 Cherry rents for $1050.00. 1130 S Grand rents for $983.00. 1219 S Linwood 2 units Rents for $1,720.00. 1301 & 1303 E Sycamore St Rents for $500.00 & 778.00 1712 Culverson rents for $990.00. 1829 Marshall rents for $801.00. 202 Waggoner Ave Rents for $788.00. 514 E Illinois Rents for $1,265.00. 764 Cross rents for $974.00. 200 Sweetser rents for $675.00. Total for package is 1,500.000

Key facts

• 7,187 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential, site-built home; One story
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Level lot; Lot dimensions approximately 56 x 154

Interior

• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Seven total rooms; Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).
• This rent runs 31% of the median local income ($56k/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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 11.71%
• Cash-on-cash: 19.33%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $168,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1024 Ravenswood Dr	0.50mi	3/1.5 (-1)	1,780 (+2%)	1mo	$191,900	$108	67
2011 Maplewood Cir	0.17mi	3/1.0 (-1)	1,505 (-14%)	11mo	$81,000	$54	54
1750 S Evans Ave	0.66mi	4/1.5	1,663 (-4%)	12mo	$165,000	$99	52
1303 1305 Marshall Ave	0.51mi	4/3.0	1,915 (+10%)	5mo	$125,000	$65	49
820 Taylor Ave	0.74mi	3/1.5 (-1)	1,820 (+5%)	6mo	$128,750	$71	48
1010 Ravenswood Dr	0.52mi	3/1.0 (-1)	1,591 (-9%)	11mo	$175,000	$110	45
1628 Shadewood Ave	0.63mi	3/2.0 (-1)	1,824 (+5%)	13mo	$57,500	$32	45
1143 Bennighof Ave	0.64mi	3/2.0 (-1)	1,582 (-9%)	5mo	$195,000	$123	44
824 E Riverside Dr	0.63mi	4/2.0	1,958 (+12%)	9mo	$190,000	$97	40
1304 Parkside Dr	0.57mi	3/1.5 (-1)	1,536 (-12%)	11mo	$205,000	$133	40
1528 Monroe Ave	0.61mi	3/2.0 (-1)	1,499 (-14%)	15mo	$132,000	$88	29
1011 Marshall Ave	0.74mi	3/2.0 (-1)	1,968 (+13%)	10mo	$179,900	$91	28

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: 16.6%
• Equity multiple: 1.71×
• Total profit: $19,804
• Equity at exit: $14,836

10-year hold

• IRR: 28.5%
• Equity multiple: 4.14×
• Total profit: $87,370
• Equity at exit: $8,603

Cash invested: $27,860 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$522
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $449

Break-even live

Break-even rent $860

Max offer price $99,500

Occupancy floor 64%

Sensitivity live

Price	-10% $505	-5% $477	+0% $449	+5% $421	+10% $392
Rent	-10% $336	-5% $392	+0% $449	+5% $505	+10% $562
Rate	-1.0pp $499	-0.5pp $474	base $449	+0.5pp $423	+1.0pp $397

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1952 Colts Ln Evansville, IN	1.0–3.0	1.0	1146	$1,275	$1.11	21d	8	0.55mi
1213 Washington Ave Evansville, IN	4.0	1.0	1984	$1,595	$0.80	21d	1	0.81mi
638 Jackson Ave Evansville, IN	4.0	1.0	1176	$1,495	$1.27	21d	1	0.97mi
2001 S Taft Ave Evansville, IN	3.0	2.0	1472	$1,000	$0.68	21d	1	1.00mi
1713 Hawthorne Ave Evansville, IN	3.0	2.0	1204	$1,395	$1.16	21d	1	1.36mi
2818 S Villa Dr Evansville, IN	3.0	1.0	1061	$1,295	$1.22	21d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $99,500 Active 43 DOM
2. 2026-06-17
   days on market $99,500 Active 42 DOM
3. 2026-06-16
   days on market $99,500 Active 41 DOM
4. 2026-06-15
   days on market $99,500 Active 40 DOM
5. 2026-06-14
   days on market $99,500 Active 38 DOM
6. 2026-06-13
   days on market $99,500 Active 37 DOM
7. 2026-06-10
   days on market $99,500 Active 35 DOM
8. 2026-06-09
   days on market $99,500 Active 34 DOM
9. 2026-06-08
   days on market $99,500 Active 33 DOM
10. 2026-06-07
    days on market $99,500 Active 32 DOM
11. 2026-06-02
    days on market $99,500 Active 27 DOM
12. 2026-06-01
    days on market $99,500 Active 26 DOM
13. 2026-05-31
    days on market $99,500 Active 25 DOM
14. 2026-05-30
    remarks 613-char remark
15. 2026-05-30
    days on market $99,500 Active 24 DOM
16. 2026-05-05
    listed $99,500 Active

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $1,397 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% 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: $17,141
• − Mortgage interest: −$5,574
• − Property taxes: −$1,397
• − Insurance: −$498
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,895
• Taxable income: $4,036
• Est. tax owed @ 24.0%: −$969
• After-tax cash flow: $4,417/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

1 event — show timeline

• 2026-05-05 Listed $99,500 IRMLS