7044 Abell Ln · Chandler, IN 47630

$294,000

3 bd · 1.5 ba · 1,930 sqft · SingleFamily public records · 169 Days on market

Built 1950 0.64 ac lot $152/sqft · at area comps Est $300k · at est.

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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 +9.4/30.0
• ARV discount +8.4/15.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Practically like new, this 4 bedroom, 2 bath brick ranch has been thoroughly updated. Starting with the new spacious kitchen, this home includes a large living room with large open spaces. The updates include the bedrooms and bathrooms as well. With two lots included, this home has a large lot not often found in the Newburgh area. Other improvements include an attached garage, rear deck perfect for entertaining, and an unfinished basement. Move right in with no improvements needed!

Key facts

• Two lots included
• New spacious kitchen
• Unfinished basement

Tags

• NEW SPACIOUS KITCHEN
• LARGE LIVING ROOM
• TWO LOTS INCLUDED
• LARGE LOT
• REAR DECK
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (33.0% below list).
• Recommended offer: $197k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.9% in Chandler — 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 66/100 on livability (#282 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $196,853 (33.0% 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 169 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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. 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?
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: 0.67% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 12.4

CMA / ARV

• ARV (median comp): $300,145
• List price: $294,000
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2933 Oak Trail Dr	0.54mi	3/2.0	1,940 (+0%)	8mo	$330,000	$170	65
6655 Oakview Ct	0.59mi	3/2.0	2,011 (+4%)	2mo	$300,000	$149	62
2655 Lakebrook Dr	0.45mi	3/2.0	1,944 (+1%)	17mo	$299,900	$154	62
6700 Oak View Ct	0.55mi	3/2.5	1,937 (+0%)	11mo	$334,900	$173	61
6777 Oak Grove Rd	0.60mi	3/2.5	1,848 (-4%)	2mo	$506,000	$274	59
2744 Reinford Dr	0.56mi	3/2.5	2,074 (+8%)	4mo	$341,000	$164	54
1888 Fuquay Rd	0.61mi	3/2.5	1,996 (+3%)	10mo	$489,450	$245	53
2311 Crosswalk Ln	0.39mi	4/2.5 (+1)	2,140 (+11%)	13mo	$385,000	$180	44
6622 Oakview Ct	0.61mi	4/2.0 (+1)	1,794 (-7%)	16mo	$316,900	$177	40
7720 St. Jordan Cir	0.59mi	4/3.0 (+1)	2,166 (+12%)	2mo	$342,000	$158	39
7633 Sherra Ln	0.71mi	4/2.5 (+1)	2,088 (+8%)	6mo	$286,500	$137	39
7699 Georgia Ln	0.68mi	3/2.0	1,648 (-15%)	4mo	$270,000	$164	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.38×
• Total profit: $-50,809
• Equity at exit: $43,836

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-14,741
• Equity at exit: $25,420

Cash invested: $82,320 (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 47630

• Rents YoY: 8.7%
• Active inventory: 383
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$102 /mo · $1,222/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-211

Break-even live

Break-even rent $2,236

Max offer price $256,727

Occupancy floor —

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2974 Enclave Ct Newburgh, IN	2.0	2.0	1250	$2,200	$1.76	43d	1	0.81mi
2964 Enclave Ct Newburgh, IN	2.0	2.0	1250	$1,950	$1.56	21d	1	0.82mi
7778 Sandalwood Dr Newburgh, IN	3.0	2.0	1376	$1,700	$1.24	43d	1	1.00mi
7872 Sandalwood Dr Newburgh, IN	3.0	2.0	1296	$1,700	$1.31	21d	1	1.08mi
8120 Cedar Point Dr Newburgh, IN	3.0	2.0	1281	$1,700	$1.33	43d	1	1.10mi
2035 Long Cove Cir Newburgh, IN	3.0	2.0	2303	$2,395	$1.04	43d	1	1.17mi
6926 Crescent Dr Chandler, IN	3.0	2.0	1400	$1,550	$1.11	43d	1	1.18mi
2775 Pearce Pt Newburgh, IN	4.0	2.5	2544	$2,200	$0.86	43d	1	1.19mi
2966 Megan Dr Newburgh, IN	3.0	2.0	1688	$2,550	$1.51	13d	1	1.25mi

Listing history 25 events

1. 2026-06-18
   days on market $294,000 Active 169 DOM
2. 2026-06-17
   days on market $294,000 Active 168 DOM
3. 2026-06-16
   days on market $294,000 Active 167 DOM
4. 2026-06-15
   days on market $294,000 Active 166 DOM
5. 2026-06-14
   days on market $294,000 Active 164 DOM
6. 2026-06-13
   days on market $294,000 Active 163 DOM
7. 2026-06-10
   days on market $294,000 Active 161 DOM
8. 2026-06-09
   days on market $294,000 Active 160 DOM
9. 2026-06-08
   days on market $294,000 Active 159 DOM
10. 2026-06-07
    days on market $294,000 Active 158 DOM
11. 2026-06-02
    days on market $294,000 Active 153 DOM
12. 2026-06-01
    days on market $294,000 Active 152 DOM
13. 2026-05-31
    days on market $294,000 Active 151 DOM
14. 2026-05-30
    days on market $294,000 Active 150 DOM
15. 2026-05-14
    price $294,000 486-char remark

    Show marketing remark (486 chars)

    Practically like new, this 4 bedroom, 2 bath brick ranch has been thoroughly updated. Starting with the new spacious kitchen, this home includes a large living room with large open spaces. The updates include the bedrooms and bathrooms as well. With two lots included, this home has a large lot not often found in the Newburgh area. Other improvements include an attached garage, rear deck perfect for entertaining, and an unfinished basement. Move right in with no improvements needed!

16. 2026-02-25
    price $299,500 486-char remark

    Show marketing remark (486 chars)

    Practically like new, this 4 bedroom, 2 bath brick ranch has been thoroughly updated. Starting with the new spacious kitchen, this home includes a large living room with large open spaces. The updates include the bedrooms and bathrooms as well. With two lots included, this home has a large lot not often found in the Newburgh area. Other improvements include an attached garage, rear deck perfect for entertaining, and an unfinished basement. Move right in with no improvements needed!

17. 2025-12-30
    listed $315,000 Active 486-char remark

    Show marketing remark (486 chars)

    Practically like new, this 4 bedroom, 2 bath brick ranch has been thoroughly updated. Starting with the new spacious kitchen, this home includes a large living room with large open spaces. The updates include the bedrooms and bathrooms as well. With two lots included, this home has a large lot not often found in the Newburgh area. Other improvements include an attached garage, rear deck perfect for entertaining, and an unfinished basement. Move right in with no improvements needed!

18. 2025-02-11
    soldstatus $277,000 Closed 1260-char remark

    Show marketing remark (1260 chars)

    This charming one-level brick residence exudes a delightful farmhouse feel, perfectly blending modern updates with timeless elegance. Featuring 4 spacious bedrooms and 2 full bathrooms, this home offers comfort and convenience all on one floor. Step inside to discover a generously sized living room that opens to the dining area and the beautifully updated kitchen, complete with a stunning farmhouse sink. Fresh paint throughout the home enhances its inviting atmosphere, while wainscoting in the dining area adds a touch of sophistication. The generous living room boasts recessed lighting and an electric fireplace, creating a cozy space for relaxation and gatherings. Practicality meets style with a dedicated mudroom and laundry area conveniently located on the main floor. Situated on over half an acre, the outdoor space is perfect for entertaining or enjoying peaceful evenings. The back patio, adorned with a charming pergola, invites you to unwind in the fresh air, while an outdoor shed provides ample storage for all your gardening tools and equipment. Additional features include a partial basement, offering extra storage and storm safety. Don’t miss this opportunity to own a fabulous home that combines modern comforts with rustic charm.

19. 2025-02-11
    soldstatus $277,000 Closed

    Show marketing remark (1260 chars)

    This charming one-level brick residence exudes a delightful farmhouse feel, perfectly blending modern updates with timeless elegance. Featuring 4 spacious bedrooms and 2 full bathrooms, this home offers comfort and convenience all on one floor. Step inside to discover a generously sized living room that opens to the dining area and the beautifully updated kitchen, complete with a stunning farmhouse sink. Fresh paint throughout the home enhances its inviting atmosphere, while wainscoting in the dining area adds a touch of sophistication. The generous living room boasts recessed lighting and an electric fireplace, creating a cozy space for relaxation and gatherings. Practicality meets style with a dedicated mudroom and laundry area conveniently located on the main floor. Situated on over half an acre, the outdoor space is perfect for entertaining or enjoying peaceful evenings. The back patio, adorned with a charming pergola, invites you to unwind in the fresh air, while an outdoor shed provides ample storage for all your gardening tools and equipment. Additional features include a partial basement, offering extra storage and storm safety. Don’t miss this opportunity to own a fabulous home that combines modern comforts with rustic charm.

20. 2024-12-21
    status Pending 1260-char remark

    Show marketing remark (1260 chars)

    This charming one-level brick residence exudes a delightful farmhouse feel, perfectly blending modern updates with timeless elegance. Featuring 4 spacious bedrooms and 2 full bathrooms, this home offers comfort and convenience all on one floor. Step inside to discover a generously sized living room that opens to the dining area and the beautifully updated kitchen, complete with a stunning farmhouse sink. Fresh paint throughout the home enhances its inviting atmosphere, while wainscoting in the dining area adds a touch of sophistication. The generous living room boasts recessed lighting and an electric fireplace, creating a cozy space for relaxation and gatherings. Practicality meets style with a dedicated mudroom and laundry area conveniently located on the main floor. Situated on over half an acre, the outdoor space is perfect for entertaining or enjoying peaceful evenings. The back patio, adorned with a charming pergola, invites you to unwind in the fresh air, while an outdoor shed provides ample storage for all your gardening tools and equipment. Additional features include a partial basement, offering extra storage and storm safety. Don’t miss this opportunity to own a fabulous home that combines modern comforts with rustic charm.

21. 2024-12-21
    status Pending

    Show marketing remark (1260 chars)

    This charming one-level brick residence exudes a delightful farmhouse feel, perfectly blending modern updates with timeless elegance. Featuring 4 spacious bedrooms and 2 full bathrooms, this home offers comfort and convenience all on one floor. Step inside to discover a generously sized living room that opens to the dining area and the beautifully updated kitchen, complete with a stunning farmhouse sink. Fresh paint throughout the home enhances its inviting atmosphere, while wainscoting in the dining area adds a touch of sophistication. The generous living room boasts recessed lighting and an electric fireplace, creating a cozy space for relaxation and gatherings. Practicality meets style with a dedicated mudroom and laundry area conveniently located on the main floor. Situated on over half an acre, the outdoor space is perfect for entertaining or enjoying peaceful evenings. The back patio, adorned with a charming pergola, invites you to unwind in the fresh air, while an outdoor shed provides ample storage for all your gardening tools and equipment. Additional features include a partial basement, offering extra storage and storm safety. Don’t miss this opportunity to own a fabulous home that combines modern comforts with rustic charm.

22. 2024-12-19
    listed $269,900 Active

    Show marketing remark (1260 chars)

    This charming one-level brick residence exudes a delightful farmhouse feel, perfectly blending modern updates with timeless elegance. Featuring 4 spacious bedrooms and 2 full bathrooms, this home offers comfort and convenience all on one floor. Step inside to discover a generously sized living room that opens to the dining area and the beautifully updated kitchen, complete with a stunning farmhouse sink. Fresh paint throughout the home enhances its inviting atmosphere, while wainscoting in the dining area adds a touch of sophistication. The generous living room boasts recessed lighting and an electric fireplace, creating a cozy space for relaxation and gatherings. Practicality meets style with a dedicated mudroom and laundry area conveniently located on the main floor. Situated on over half an acre, the outdoor space is perfect for entertaining or enjoying peaceful evenings. The back patio, adorned with a charming pergola, invites you to unwind in the fresh air, while an outdoor shed provides ample storage for all your gardening tools and equipment. Additional features include a partial basement, offering extra storage and storm safety. Don’t miss this opportunity to own a fabulous home that combines modern comforts with rustic charm.

23. 2024-12-19
    listed $269,900 Active 1260-char remark

    Show marketing remark (1260 chars)

    This charming one-level brick residence exudes a delightful farmhouse feel, perfectly blending modern updates with timeless elegance. Featuring 4 spacious bedrooms and 2 full bathrooms, this home offers comfort and convenience all on one floor. Step inside to discover a generously sized living room that opens to the dining area and the beautifully updated kitchen, complete with a stunning farmhouse sink. Fresh paint throughout the home enhances its inviting atmosphere, while wainscoting in the dining area adds a touch of sophistication. The generous living room boasts recessed lighting and an electric fireplace, creating a cozy space for relaxation and gatherings. Practicality meets style with a dedicated mudroom and laundry area conveniently located on the main floor. Situated on over half an acre, the outdoor space is perfect for entertaining or enjoying peaceful evenings. The back patio, adorned with a charming pergola, invites you to unwind in the fresh air, while an outdoor shed provides ample storage for all your gardening tools and equipment. Additional features include a partial basement, offering extra storage and storm safety. Don’t miss this opportunity to own a fabulous home that combines modern comforts with rustic charm.

24. 2024-07-02
    status Pending
25. 2024-07-01
    listed $24,900 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: $1,222 · $102/mo
• Projected year-2 tax: $1,861 · $155/mo
• Expected delta: +$638/yr (+$53/mo · 52.2%)

ⓘ 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,622
• − Mortgage interest: −$16,469
• − Property taxes: −$1,222
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$8,553
• Taxable loss: −$7,871
• Est. tax savings @ 24.0%: +$1,889
• After-tax cash flow: $-643/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Chandler

• Score: 66/100
• State rank: #282
• US rank: #11582

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warrick County · 39,818 people
• Metro: Evansville, IN-KY
• Population (ZIP): 39,818
• Household income: $94,162
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 770.0

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.44%
• Current HPI: 185.7643
• Rent YoY: ▲ 8.69%
• 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

+1080.7% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $294,000 IRMLS
• 2026-02-25 Price Changed $299,500 IRMLS
• 2025-12-30 Listed $315,000 IRMLS
• 2025-02-11 Sold (MLS) $277,000 IRMLS
• 2025-02-11 Sold (MLS) $277,000 GORAMLS
• 2024-12-21 Pending — GORAMLS
• 2024-12-21 Pending — IRMLS
• 2024-12-19 Listed $269,900 IRMLS
• 2024-12-19 Listed $269,900 GORAMLS
• 2024-07-02 Pending — IRMLS
• 2024-07-01 Listed $24,900 IRMLS

Property tax history

+9.4%/yr

Latest (2024): $1,222 · +2.5% YoY. Source: county tax records.