415 Keck Ave · Evansville, IN 47711

$165,000

4 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 92 Days on market

Built 1929 4,792 sqft lot Est $129k · 28% over

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Why this score? — see what drove the F 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 +12.6/30.0
• Rent growth +4.2/5.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting this charming 4 bed, 1 bath home with solar panels! Recently updated with fresh paint and new flooring, it’s move-in ready. Enjoy energy savings with solar panels, relax on the spacious front porch with a cozy porch swing, or unwind in the privacy fenced-in backyard. The lower level provides plenty of extra storage space. Outside you will find the shed offers even more storage and electric! Per seller: Water Heater installed 2022. Blink Doorbell Camera and 1 Outdoor Camera System (Gen 3) is included.

Key facts

• Large eat-in kitchen
• Dishwasher
• Refrigerator

Tags

• LARGE EAT-IN KITCHEN
• GAS RANGE
• REFRIGERATOR
• DISHWASHER
• WASHER
• DRYER

Property features AI

Finance

• Other: Lot dimensions approximately 34 x 139 (0.11 acre); Located in the North Park / Northpark subdivision

Exterior

• Parking: Off-street parking; no garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Public power
• Home design: Single-family residence; Site-built home; One story
• Construction: Aluminum and wood siding; Composition roof; Block foundation; Home warranty included; Built with solar features
• Exterior features: Front porch; Shed; Fenced yard with full privacy wood fencing; Level, landscaped lot

Interior

• Kitchen: Gas range; Dishwasher; Disposal; Refrigerator; Exhaust fan
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas; Active solar heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Natural woodwork; Laminate counters; Window treatments and blinds; Security system and smoke detectors; Unfinished basement with sump pump; One fireplace
• Laundry & utility: Washer and dryer present; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-21 ($-254/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (25.6% below list).
• Recommended offer: $123k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); Thompkins Middle School (math 39% / reading 46%, grade D-, #98 of 330 statewide, top 30%, 618 students, 53% 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); 234 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $122,728 (25.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $128,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Wedeking Ave	0.18mi	4/1.5	1,584 (-3%)	14mo	$185,000	$117	73
104 E Tennessee St	0.42mi	4/2.0	1,710 (+5%)	4mo	$145,500	$85	65
1305 N Garvin St	0.42mi	3/1.0 (-1)	1,478 (-9%)	0mo	$56,000	$38	60
655 E Tennessee St	0.43mi	3/1.0 (-1)	1,780 (+9%)	6mo	$32,000	$18	55
114 E Missouri St	0.58mi	5/1.5 (+1)	1,692 (+4%)	7mo	$70,000	$41	54
715 E Parkland Ave	0.60mi	3/1.0 (-1)	1,638 (+0%)	17mo	$130,000	$79	52
311 Van Dusen Ave	0.53mi	3/2.0 (-1)	1,780 (+9%)	2mo	$220,000	$124	50
2576 2580 Stanley Ct	0.63mi	4/2.0	1,500 (-8%)	5mo	$134,000	$89	49
29 E Oregon St	0.68mi	3/2.0 (-1)	1,544 (-5%)	7mo	$40,000	$26	44
837 Herndon Dr	0.41mi	3/2.0 (-1)	1,867 (+14%)	6mo	$190,000	$102	43
1115 N Elliott St	0.52mi	3/1.0 (-1)	1,816 (+11%)	13mo	$99,000	$55	42
112 W Missouri St	0.73mi	3/2.0 (-1)	1,704 (+4%)	12mo	$30,000	$18	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: -13.7%
• Equity multiple: 0.49×
• Total profit: $-23,392
• Equity at exit: $24,602

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,289
• Equity at exit: $14,266

Cash invested: $46,200 (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: 234
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-21

Break-even live

Break-even rent $1,254

Max offer price $161,266

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $26	+0% $-21	+5% $-68	+10% $-115
Rent	-10% $-118	-5% $-70	+0% $-21	+5% $27	+10% $76
Rate	-1.0pp $62	-0.5pp $21	base $-21	+0.5pp $-64	+1.0pp $-107

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 E Eichel Ave Unit B Evansville, IN	4.0	2.0	1228	$1,257	$1.02	22d	1	0.39mi
121 E Florida St Evansville, IN	4.0	2.0	1702	$100	$0.06	22d	1	0.50mi
1317 Harriet St Evansville, IN	3.0	2.0	2000	$995	$0.50	15d	1	0.75mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	15d	1	1.35mi

Listing history 18 events

1. 2026-06-09
   status $165,000 Pending 92 DOM
2. 2026-06-08
   days on market $165,000 Active 92 DOM
3. 2026-06-07
   days on market $165,000 Active 91 DOM
4. 2026-06-02
   days on market $165,000 Active 86 DOM
5. 2026-06-01
   days on market $165,000 Active 85 DOM
6. 2026-05-31
   days on market $165,000 Active 84 DOM
7. 2026-05-30
   days on market $165,000 Active 83 DOM
8. 2026-05-23
   price $165,000
9. 2026-03-14
   status Active
10. 2026-02-26
    status Pending
11. 2026-02-18
    listed $159,900 Active
12. 2024-10-18
    soldstatus $150,000 Closed 522-char remark

    Show marketing remark (522 chars)

    Presenting this charming 4 bed, 1 bath home with solar panels! Recently updated with fresh paint and new flooring, it’s move-in ready. Enjoy energy savings with solar panels, relax on the spacious front porch with a cozy porch swing, or unwind in the privacy fenced-in backyard. The lower level provides plenty of extra storage space. Outside you will find the shed offers even more storage and electric! Per seller: Water Heater installed 2022. Blink Doorbell Camera and 1 Outdoor Camera System (Gen 3) is included.

13. 2024-09-20
    status Pending 522-char remark

    Show marketing remark (522 chars)

    Presenting this charming 4 bed, 1 bath home with solar panels! Recently updated with fresh paint and new flooring, it’s move-in ready. Enjoy energy savings with solar panels, relax on the spacious front porch with a cozy porch swing, or unwind in the privacy fenced-in backyard. The lower level provides plenty of extra storage space. Outside you will find the shed offers even more storage and electric! Per seller: Water Heater installed 2022. Blink Doorbell Camera and 1 Outdoor Camera System (Gen 3) is included.

14. 2024-09-07
    listed $145,000 Active 522-char remark

    Show marketing remark (522 chars)

    Presenting this charming 4 bed, 1 bath home with solar panels! Recently updated with fresh paint and new flooring, it’s move-in ready. Enjoy energy savings with solar panels, relax on the spacious front porch with a cozy porch swing, or unwind in the privacy fenced-in backyard. The lower level provides plenty of extra storage space. Outside you will find the shed offers even more storage and electric! Per seller: Water Heater installed 2022. Blink Doorbell Camera and 1 Outdoor Camera System (Gen 3) is included.

15. 2024-09-02
    historical $145,000 522-char remark

    Show marketing remark (522 chars)

    Presenting this charming 4 bed, 1 bath home with solar panels! Recently updated with fresh paint and new flooring, it’s move-in ready. Enjoy energy savings with solar panels, relax on the spacious front porch with a cozy porch swing, or unwind in the privacy fenced-in backyard. The lower level provides plenty of extra storage space. Outside you will find the shed offers even more storage and electric! Per seller: Water Heater installed 2022. Blink Doorbell Camera and 1 Outdoor Camera System (Gen 3) is included.

16. 2023-07-24
    soldstatus $134,000 Closed 1295-char remark

    Show marketing remark (1295 chars)

    If you are wanting low utility bills this is the home for you. Recently inspected solar panels enhance the efficiency. Report is attached for your review. This home has wonderful curb appeal. Inviting front porch with wicker swing that is included. Lovely plantings greet upon approach. Cozy LR is carpeted over hardwood flooring. Lovely woodwork on main level. Back bedroom has new carpet. The eat-in kitchen has many cabinets and nice appliances are included. Blinds throughout. Replacement windows on most windows including basement. The full basement has a shower, included washer/dryer/freezer/heater/storage room/workbench. Upstairs are 2 additional bedrooms and a large closet, not included in the square footage, gravity upflow vented (no duct). Carrier heater June 2017. Solar panels were added 2013. Inspected May 23, 2023 by Morton Solar indicates they are working at 107% efficiency. Report is available under "D". New smoke alarms installed. Back yard is privacy fenced. Densely landscaped with perennial and vegetable garden beds. There is even a small pond. 2 shed offer ample storage. Larger back shed has electric. Home being sold in as is condition. No further repairs will be done by the seller. Inspections can be completed at buyer's expense for information only.

17. 2023-06-23
    status Pending 1295-char remark

    Show marketing remark (1295 chars)

    If you are wanting low utility bills this is the home for you. Recently inspected solar panels enhance the efficiency. Report is attached for your review. This home has wonderful curb appeal. Inviting front porch with wicker swing that is included. Lovely plantings greet upon approach. Cozy LR is carpeted over hardwood flooring. Lovely woodwork on main level. Back bedroom has new carpet. The eat-in kitchen has many cabinets and nice appliances are included. Blinds throughout. Replacement windows on most windows including basement. The full basement has a shower, included washer/dryer/freezer/heater/storage room/workbench. Upstairs are 2 additional bedrooms and a large closet, not included in the square footage, gravity upflow vented (no duct). Carrier heater June 2017. Solar panels were added 2013. Inspected May 23, 2023 by Morton Solar indicates they are working at 107% efficiency. Report is available under "D". New smoke alarms installed. Back yard is privacy fenced. Densely landscaped with perennial and vegetable garden beds. There is even a small pond. 2 shed offer ample storage. Larger back shed has electric. Home being sold in as is condition. No further repairs will be done by the seller. Inspections can be completed at buyer's expense for information only.

18. 2023-06-21
    listed $129,900 Active 1295-char remark

    Show marketing remark (1295 chars)

    If you are wanting low utility bills this is the home for you. Recently inspected solar panels enhance the efficiency. Report is attached for your review. This home has wonderful curb appeal. Inviting front porch with wicker swing that is included. Lovely plantings greet upon approach. Cozy LR is carpeted over hardwood flooring. Lovely woodwork on main level. Back bedroom has new carpet. The eat-in kitchen has many cabinets and nice appliances are included. Blinds throughout. Replacement windows on most windows including basement. The full basement has a shower, included washer/dryer/freezer/heater/storage room/workbench. Upstairs are 2 additional bedrooms and a large closet, not included in the square footage, gravity upflow vented (no duct). Carrier heater June 2017. Solar panels were added 2013. Inspected May 23, 2023 by Morton Solar indicates they are working at 107% efficiency. Report is available under "D". New smoke alarms installed. Back yard is privacy fenced. Densely landscaped with perennial and vegetable garden beds. There is even a small pond. 2 shed offer ample storage. Larger back shed has electric. Home being sold in as is condition. No further repairs will be done by the seller. Inspections can be completed at buyer's expense for information only.

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$361/yr (+$30/mo · 53.1%)

ⓘ 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 ≥106°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: $14,727
• − Mortgage interest: −$9,243
• − Property taxes: −$680
• − Insurance: −$825
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,800
• Taxable loss: −$3,177
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $509/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

+27.0% since first listed

11 events — show timeline

• 2026-05-23 Price Changed $165,000 IRMLS
• 2026-03-14 Relisted — IRMLS
• 2026-02-26 Pending — IRMLS
• 2026-02-18 Listed $159,900 IRMLS
• 2024-10-18 Sold (MLS) $150,000 IRMLS
• 2024-09-20 Pending — IRMLS
• 2024-09-07 Listed $145,000 IRMLS
• 2024-09-02 Coming Soon $145,000 IRMLS
• 2023-07-24 Sold (MLS) $134,000 IRMLS
• 2023-06-23 Pending — IRMLS
• 2023-06-21 Listed $129,900 IRMLS

Property tax history

+5.5%/yr

Latest (2024): $680 · -1.4% YoY. Source: county tax records.