1401 Cedar St · Evansville, IN 47710

$69,900

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 97 Days on market

Built 1929 3,250 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you could buy? Welcome to this 1 bedroom, 1 bath home situated on a corner lot near Cedar Hall. Home features many updates including, new kitchen, new flooring, new water heater and updated electrical service. Close to many amenities and less than 1 mile from North Park. This cozy home is a must see.

Key facts

• 3,250 sq ft lot
• Built 1929
• Listed 96 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding
• Exterior features: Corner lot; No fencing; Asphalt roof

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Wall-mounted cooling unit
• Interior features: Carpet and tile flooring; One fireplace; Crawl space basement
• 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 $70k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Cedar Hall Community School (math 13% / reading 19%, grade F, #854 of 994 statewide, top 86%, 509 students, 93% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools average 72% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP; 13 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $4k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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: 1.11% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-344
• Equity at exit: $10,422

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $13,805
• Equity at exit: $6,044

Cash invested: $19,572 (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 47710

• Home prices YoY: -29.7%
• Active inventory: 88
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $779 high
• Mortgage (P&I): −$367
• Tax from tax record: −$47 /mo · $563/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $173

Break-even live

Break-even rent $560

Max offer price $69,900

Occupancy floor 73%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 Diamond Pl Evansville, IN	1.0	1.0	700	$780	$1.11	21d	1	0.47mi
702 Fairway Dr Evansville, IN	1.0–2.0	1.0	800	$640	$0.80	21d	2	0.96mi
3321 N 12th Ave Evansville, IN	2.0	1.0	720	$1,250	$1.74	13d	1	1.07mi
2025 W Columbia St Evansville, IN	1.0	1.0	465	$625	$1.34	13d	1	1.11mi
1210 Vista Ct Unit 3951 Evansville, IN	1.0	1.0	567	$795	$1.40	21d	1	1.12mi
1210 Vista Ct Unit 3901 Evansville, IN	1.0	1.0	567	$750	$1.32	21d	1	1.12mi
3900 N Fulton Ave Evansville, IN	2.0	1.0	620	$895	$1.44	13d	6	1.25mi
109 E Eichel Ave Unit A Evansville, IN	1.0	1.0	675	$745	$1.10	21d	1	1.34mi
406 Edgar St Unit 1 Evansville, IN	1.0	1.0	530	$1,500	$2.83	21d	1	1.37mi
605 W Michigan St Unit 1 Evansville, IN	1.0	1.0	484	$795	$1.64	21d	1	1.37mi
613 Hess Ave Unit 1 Evansville, IN	1.0	1.0	500	$600	$1.20	21d	1	1.41mi
1125 Wellington Dr Evansville, IN	1.0–2.0	1.0–1.5	975	$825	$0.85	13d	15	1.44mi
500 Richardt Ave Evansville, IN	1.0	1.0	550	$700	$1.27	21d	1	1.49mi

Listing history 13 events

1. 2026-06-09
   days on market $69,900 Active 97 DOM
2. 2026-06-08
   days on market $69,900 Active 96 DOM
3. 2026-06-07
   days on market $69,900 Active 95 DOM
4. 2026-06-02
   days on market $69,900 Active 90 DOM
5. 2026-06-01
   days on market $69,900 Active 89 DOM
6. 2026-05-31
   days on market $69,900 Active 88 DOM
7. 2026-05-30
   days on market $69,900 Active 87 DOM
8. 2026-04-22
   price $69,900
9. 2026-03-04
   listed $74,000 Active
10. 2025-08-22
    listed $74,000 Active
11. 2022-04-01
    soldstatus $50,500 315-char remark

    Show marketing remark (315 chars)

    Why rent when you could buy? Welcome to this 1 bedroom, 1 bath home situated on a corner lot near Cedar Hall. Home features many updates including, new kitchen, new flooring, new water heater and updated electrical service. Close to many amenities and less than 1 mile from North Park. This cozy home is a must see.

12. 2022-01-26
    listed $59,995 315-char remark

    Show marketing remark (315 chars)

    Why rent when you could buy? Welcome to this 1 bedroom, 1 bath home situated on a corner lot near Cedar Hall. Home features many updates including, new kitchen, new flooring, new water heater and updated electrical service. Close to many amenities and less than 1 mile from North Park. This cozy home is a must see.

13. 2021-04-12
    listed $27,900

ⓘ 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: $563 · $47/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: +$15/yr (+$1/mo · 2.7%)

ⓘ 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 (unshaded) · 0% 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: $9,346
• − Mortgage interest: −$3,915
• − Property taxes: −$563
• − Insurance: −$350
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$2,033
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $1,834/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): 18,309
• Household income: $47,292
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 722.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 6% Hispanic / Latino 4%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -91.84%
• Current HPI: 217.586
• Rent YoY: —
• 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

+150.5% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $69,900 IRMLS
• 2026-03-04 Listed $74,000 IRMLS
• 2025-08-22 Listed $74,000 IRMLS
• 2022-04-01 Sold (MLS) $50,500 IRMLS
• 2022-01-26 Listed $59,995 IRMLS
• 2021-04-12 Listed $27,900 IRMLS

Property tax history

-0.6%/yr

Latest (2024): $563 · +2.5% YoY. Source: county tax records.