312 Keck Ave · Evansville, IN 47711

$155,000

4 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 5 Days on market

Built 1924 4,400 sqft lot Est $127k · 22% 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 +16.1/30.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• 1% rule +3.3/10.0
• 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 MLS

Come see this charming 4 bedroom 2 bath Bungalow. This home has had several recent updates to include: fresh paint, new tile backsplash, freshly painted porch, tiled shower, freshly painted kitchen cabinets and woodwork throughout the home. Features of the home include: hardwood floors and original wood trim, granite countertops in the kitchen, built in kitchen hutch. Additional updates include some replacement windows, furnace in 2004, and water heater in 2005. The backyard is low maintenance and has a privacy fence all the way around. There is a detached one car garage and additional parking behind the home. This home is located just one block to Garvin Park.

Key facts

• Covered front porch
• Private bath
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE BATH
• COVERED FRONT PORCH
• PRIVACY-FENCED BACKYARD
• DETACHED GARAGE
• NEW ROOF

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces; Concrete parking/driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Aluminum siding and brick exterior; Shingle roof; Brick/mortar foundation; Built as site-built home
• Exterior features: Wood fencing; Level lot; Lot dimensions approximately 32 x 138

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Flooring: Hardwood; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Electric range; One fireplace; Partial basement; Basement laundry (in basement)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $79 ($948/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 $128k (17.5% below list).
• Recommended offer: $128k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 238 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $155k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — 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 $127,889 (17.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $127,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Keck Ave	0.01mi	3/2.0 (-1)	1,386 (-7%)	11mo	$162,000	$117	74
215 Wedeking Ave	0.12mi	4/1.5	1,584 (+6%)	14mo	$185,000	$117	71
1305 N Garvin St	0.46mi	3/1.0 (-1)	1,478 (-1%)	0mo	$56,000	$38	67
2576 2580 Stanley Ct	0.66mi	4/2.0	1,500 (+0%)	5mo	$134,000	$89	64
104 E Tennessee St	0.41mi	4/2.0	1,710 (+14%)	4mo	$145,500	$85	54
29 E Oregon St	0.68mi	3/2.0 (-1)	1,544 (+3%)	7mo	$40,000	$26	52
203 Van Dusen Ave	0.50mi	3/1.0 (-1)	1,331 (-11%)	1mo	$164,900	$124	48
613 E Louisiana St	0.56mi	3/1.0 (-1)	1,296 (-13%)	3mo	$25,000	$19	40
114 E Missouri St	0.59mi	5/1.5 (+1)	1,692 (+13%)	7mo	$70,000	$41	38
202 W Missouri St	0.73mi	3/3.0 (-1)	1,346 (-10%)	8mo	$135,000	$100	34
715 E Parkland Ave	0.62mi	3/1.0 (-1)	1,638 (+10%)	17mo	$130,000	$79	32
112 W Missouri St	0.71mi	3/2.0 (-1)	1,704 (+14%)	12mo	$30,000	$18	29

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: -9.3%
• Equity multiple: 0.65×
• Total profit: $-15,188
• Equity at exit: $23,111

10-year hold

• IRR: 4.1%
• Equity multiple: 1.35×
• Total profit: $14,979
• Equity at exit: $13,402

Cash invested: $43,400 (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: 238
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $79

Break-even live

Break-even rent $1,179

Max offer price $155,000

Occupancy floor 89%

Sensitivity live

Price	-10% $167	-5% $123	+0% $79	+5% $35	+10% $-9
Rent	-10% $-22	-5% $28	+0% $79	+5% $129	+10% $180
Rate	-1.0pp $157	-0.5pp $118	base $79	+0.5pp $39	+1.0pp $-2

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: $38,750
• Closing costs: $4,650
• 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	23d	1	0.37mi
121 E Florida St Evansville, IN	4.0	2.0	1702	$100	$0.06	23d	1	0.48mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	16d	1	1.30mi
905 Vanderburgh Ave Evansville, IN	3.0	1.0	988	$1,200	$1.21	16d	1	1.35mi

Listing history 6 events

1. 2026-06-01
   statusdays on market $155,000 Pending 5 DOM
2. 2026-05-31
   days on market $155,000 Active 4 DOM
3. 2026-05-30
   days on market $155,000 Active 3 DOM
4. 2026-05-27
   listed $155,000 Active
5. 2016-09-20
   soldstatus $80,000 669-char remark

   Show marketing remark (669 chars)

   Come see this charming 4 bedroom 2 bath Bungalow. This home has had several recent updates to include: fresh paint, new tile backsplash, freshly painted porch, tiled shower, freshly painted kitchen cabinets and woodwork throughout the home. Features of the home include: hardwood floors and original wood trim, granite countertops in the kitchen, built in kitchen hutch. Additional updates include some replacement windows, furnace in 2004, and water heater in 2005. The backyard is low maintenance and has a privacy fence all the way around. There is a detached one car garage and additional parking behind the home. This home is located just one block to Garvin Park.

6. 2016-07-27
   listed $80,000 669-char remark

   Show marketing remark (669 chars)

   Come see this charming 4 bedroom 2 bath Bungalow. This home has had several recent updates to include: fresh paint, new tile backsplash, freshly painted porch, tiled shower, freshly painted kitchen cabinets and woodwork throughout the home. Features of the home include: hardwood floors and original wood trim, granite countertops in the kitchen, built in kitchen hutch. Additional updates include some replacement windows, furnace in 2004, and water heater in 2005. The backyard is low maintenance and has a privacy fence all the way around. There is a detached one car garage and additional parking behind the home. This home is located just one block to Garvin Park.

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $982 · $82/mo
• Expected delta: +$335/yr (+$28/mo · 51.8%)

ⓘ 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: $15,347
• − Mortgage interest: −$8,682
• − Property taxes: −$647
• − Insurance: −$775
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$4,509
• Taxable loss: −$1,723
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $1,361/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

+93.8% since first listed

3 events — show timeline

• 2026-05-27 Listed $155,000 IRMLS
• 2016-09-20 Sold (MLS) $80,000 IRMLS
• 2016-07-27 Listed $80,000 IRMLS

Property tax history

-7.9%/yr

Latest (2024): $647 · +5.4% YoY. Source: county tax records.