1105 Baker Ave · Evansville, IN 47710

$139,900

3 bd · 1.0 ba · 2,352 sqft · SingleFamily public records · 56 Days on market

Built 1909 3,750 sqft lot ↓ 7% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated and move-in ready, this spacious 4-bedroom, 1-bath home at 1105 Baker Avenue offers modern updates with classic charm. The home features a completely refreshed interior with new kitchen appliances, creating a clean and functional space perfect for everyday living and entertaining. Generously sized bedrooms provide flexibility for family, guests, home office, or additional living space. The updated finishes throughout give the home a fresh, cohesive feel while maintaining its character.

Key facts

• Move-in ready
• Fully renovated
• Updated finishes

Tags

• FULLY RENOVATED
• MOVE-IN READY
• NEW KITCHEN APPLIANCES
• REFRESHED INTERIOR
• UPDATED FINISHES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; 2 stories
• Construction: Shingle siding; Vinyl siding; Asphalt roofing
• Exterior features: Lot dimensions approximately 30 x 125

Interior

• Kitchen: Electric cooktop; Dishwasher; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces); Laundry on main level
• Bathrooms: 1 full bathroom (located on the main level)
• Heating & cooling: Central air conditioning; Forced air heating; Hot water heating
• Interior features: Dishwasher; Refrigerator; Electric cooktop; Partial, unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $89k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (41.6% below list).
• Recommended offer: $82k (41.6% below list) — sets the bar for 1% rule.

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: 88 active listings in the ZIP; 3 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $81,651 (41.6% 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 56 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.58% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.77%
• DSCR: 0.61
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $54,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 W Missouri St	0.02mi	3/2.0	2,288 (-3%)	15mo	$35,000	$15	78
1002 Edgar St	0.39mi	3/2.0	2,285 (-3%)	6mo	$5,000	$2	68
1110 N Main St	0.08mi	3/2.5	2,546 (+8%)	12mo	$185,000	$73	66
313 W Florida St	0.21mi	3/1.0	2,064 (-12%)	8mo	$40,000	$19	63
216 E Delaware St	0.38mi	3/2.0	2,184 (-7%)	12mo	$215,000	$98	56
404 E Iowa St	0.50mi	4/1.5 (+1)	2,492 (+6%)	6mo	$58,500	$23	55
13 E Delaware St	0.31mi	4/2.0 (+1)	2,504 (+6%)	15mo	$185,000	$74	53
908 W Maryland St	0.62mi	3/1.5	2,236 (-5%)	12mo	$28,000	$13	51
1913 N Heidelbach Ave	0.60mi	4/2.0 (+1)	2,200 (-6%)	4mo	$115,000	$52	49
209 W Columbia St	0.22mi	4/2.0 (+1)	2,034 (-14%)	18mo	$45,000	$22	44
909 W Maryland St	0.62mi	4/1.0 (+1)	2,658 (+13%)	12mo	$30,000	$11	34
406 Keck Ave	0.69mi	3/2.0	2,000 (-15%)	13mo	$131,500	$66	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -31.8%
• Equity multiple: -0.04×
• Total profit: $-40,912
• Equity at exit: $20,860

10-year hold

• IRR: -36.4%
• Equity multiple: -0.51×
• Total profit: $-59,141
• Equity at exit: $12,096

Cash invested: $39,172 (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: 14.3×

Monthly cashflow live

• Estimated rent: $817 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $-286

Break-even live

Break-even rent $1,179

Max offer price $89,330

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-247	+0% $-286	+5% $-326	+10% $-365
Rent	-10% $-351	-5% $-319	+0% $-286	+5% $-254	+10% $-222
Rate	-1.0pp $-216	-0.5pp $-251	base $-286	+0.5pp $-323	+1.0pp $-359

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 E Florida St Evansville, IN	4.0	2.0	1702	$100	$0.06	22d	1	0.22mi
1317 Harriet St Evansville, IN	3.0	2.0	2000	$995	$0.50	14d	1	0.28mi
27 W Franklin St Evansville, IN	4.0	2.5	2500	$1,100	$0.44	22d	1	0.53mi

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 56 DOM
2. 2026-06-17
   days on market $139,900 Active 55 DOM
3. 2026-06-16
   days on market $139,900 Active 54 DOM
4. 2026-06-15
   days on market $139,900 Active 53 DOM
5. 2026-06-14
   days on market $139,900 Active 51 DOM
6. 2026-06-13
   days on market $139,900 Active 50 DOM
7. 2026-06-10
   days on market $139,900 Active 48 DOM
8. 2026-06-09
   days on market $139,900 Active 47 DOM
9. 2026-06-08
   days on market $139,900 Active 46 DOM
10. 2026-06-07
    days on market $139,900 Active 45 DOM
11. 2026-06-02
    days on market $139,900 Active 40 DOM
12. 2026-06-01
    days on market $139,900 Active 39 DOM
13. 2026-05-31
    days on market $139,900 Active 38 DOM
14. 2026-05-30
    days on market $139,900 Active 37 DOM
15. 2026-05-14
    price $139,900
16. 2026-04-23
    listed $149,900 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: $1,672 · $139/mo
• Projected year-2 tax: $1,672 · $139/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 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: $9,798
• − Mortgage interest: −$7,837
• − Property taxes: −$1,672
• − Insurance: −$700
• − Repairs & maintenance: −$784
• − Management: −$784
• − Depreciation: −$4,070
• Taxable loss: −$6,048
• Est. tax savings @ 24.0%: +$1,451
• After-tax cash flow: $-1,984/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

-6.7% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $139,900 IRMLS
• 2026-04-23 Listed $149,900 IRMLS

Property tax history

+8.3%/yr

Latest (2024): $1,672 · +246.9% YoY. Source: county tax records.