923 W Louisiana St · Evansville, IN 47710

$49,555

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 8 Days on market

Built 1904 8,712 sqft lot Est $43k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY!! Home being SOLD AS IS. Home is sitting on 1 1/2 Lots with a fenced in yard, partial unfinished basement, as well as a Home that is Ready for a Total Makeover. Put Your Talents to Work. Lots of Possibilities. .. .. Home and Yard have been Cleaned out for you.

Key facts

• Total makeover
• Fenced in yard
• 8,712 sq ft lot

Tags

• FENCED IN YARD
• PARTIAL UNFINISHED BASEMENT
• TOTAL MAKEOVER

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); One story
• Construction: Aluminum siding; Built with a partial basement
• Exterior features: Patio; Covered patio/porch; Porch; Chain link, privacy, and wood fencing; Shed(s); Level lot; Paved road frontage; Publicly maintained road

Interior

• Kitchen: Microwave; Refrigerator; Electric range
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Partial unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.1% 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: 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; 17 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 $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $49,555

Questions for the listing agent

1. Built in 1904 — 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. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.61%
• DSCR: 3.03
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $43,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Edgar St	0.25mi	3/1.0	1,112 (0%)	5mo	$29,000	$26	84
1017 W Florida St	0.08mi	2/1.0 (-1)	1,056 (-5%)	6mo	$20,000	$19	78
708 N 3rd Ave	0.32mi	2/1.0 (-1)	1,100 (-1%)	0mo	$4,000	$4	78
1215 Harriet St	0.42mi	3/1.0	1,116 (+0%)	7mo	$19,900	$18	74
911 W Delaware St	0.33mi	2/1.0 (-1)	1,100 (-1%)	8mo	$45,000	$41	71
1116 Georgia St	0.16mi	2/1.0 (-1)	1,032 (-7%)	7mo	$40,000	$39	70
808 N Fourth Ave	0.28mi	2/1.0 (-1)	983 (-12%)	2mo	$22,000	$22	61
1309 W Delaware St	0.44mi	3/1.0	1,064 (-4%)	13mo	$118,000	$111	61
318 W Tennessee St	0.46mi	2/1.0 (-1)	1,142 (+3%)	13mo	$13,000	$11	59
1200 Read St	0.49mi	2/1.0 (-1)	1,134 (+2%)	12mo	$90,000	$79	59
318 W Louisiana St	0.45mi	3/2.0	1,224 (+10%)	2mo	$131,500	$107	56
29 W Florida St	0.65mi	3/1.0	1,232 (+11%)	7mo	$135,000	$110	46

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: 42.8%
• Equity multiple: 2.84×
• Total profit: $25,553
• Equity at exit: $7,389

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $65,488
• Equity at exit: $4,285

Cash invested: $13,875 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,062 high
• Mortgage (P&I): −$260
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $527

Break-even live

Break-even rent $395

Max offer price $49,555

Occupancy floor 45%

Sensitivity live

Price	-10% $555	-5% $541	+0% $527	+5% $513	+10% $499
Rent	-10% $443	-5% $485	+0% $527	+5% $569	+10% $611
Rate	-1.0pp $552	-0.5pp $540	base $527	+0.5pp $514	+1.0pp $501

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: $12,389
• Closing costs: $1,487
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 W Missouri St Evansville, IN	2.0	1.0	800	$950	$1.19	14d	1	0.36mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	14d	1	0.56mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	14d	1	0.64mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	21d	1	0.81mi
109 E Eichel Ave Unit B Evansville, IN	4.0	2.0	1228	$1,257	$1.02	21d	1	0.85mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	0.92mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	0.95mi
313 NW Martin Luther King Junior Blvd Unit 311 Evansville, IN	2.0	1.0	1200	$950	$0.79	21d	1	0.97mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	0.97mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	0.99mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	14d	1	1.08mi
1900 W Indiana St Evansville, IN	3.0	1.0	960	$995	$1.04	21d	1	1.11mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	21d	1	1.25mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,505	$2.10	14d	1	1.27mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,725	$2.41	14d	17	1.39mi
702 Fairway Dr Evansville, IN	1.0–2.0	1.0	800	$640	$0.80	21d	2	1.45mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	21d	4	1.45mi

Listing history 8 events

1. 2026-06-18
   days on market $49,555 Active 8 DOM
2. 2026-06-17
   pricestatus $49,555 Active 7 DOM
3. 2026-06-07
   statusdays on market $53,900 Pending 7 DOM
4. 2026-06-02
   days on market $53,900 Active 6 DOM
5. 2026-06-01
   days on market $53,900 Active 5 DOM
6. 2026-05-31
   days on market $53,900 Active 4 DOM
7. 2026-05-30
   days on market $53,900 Active 3 DOM
8. 2026-05-27
   listed $53,900 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: $378 · $32/mo
• Projected year-2 tax: $400 · $33/mo
• Expected delta: +$22/yr (+$2/mo · 5.7%)

ⓘ 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 3/10 Moderate 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: $12,750
• − Mortgage interest: −$2,776
• − Property taxes: −$378
• − Insurance: −$248
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,442
• Taxable income: $5,866
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $4,920/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

1 event — show timeline

• 2026-05-27 Listed $53,900 IRMLS

Property tax history

-8.5%/yr

Latest (2024): $378 · +6.5% YoY. Source: county tax records.