914 W Missouri St · Evansville, IN 47710

$89,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 30 Days on market

Built 1898 3,920 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT INVESTMENT OPPORTUNITY. Was a 2 BR /1 bath bungalow style home. Structure has 904 sq ft and a 16x22 detached garage with carport. Home was involved in a fire and has everything down to the studs removed. Some clean-up is still needed around the yard and garage area. Property is sold "as-is". Priced to sell!

Key facts

• New plumbing
• New bathroom
• New flooring

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FLOORING
• NEW BATHROOM
• NEW ELECTRICAL
• NEW PLUMBING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; One story
• Construction: Wood siding; Brick/mortar foundation
• Exterior features: Level lot; Lot dimensions approximately 35 x 131

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Partial basement; Six total rooms
• Laundry & utility: Laundry on the main level; No built-in appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Cedar Hall Community School (math 13% / reading 19%, grade F, #854 of 994 statewide, top 86%, 509 students, 93% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools average 72% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $15k; list at $90k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1898 — 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: 1.14% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $47,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 N 3rd Ave	0.17mi	2/1.0	915 (+1%)	14mo	$100,000	$109	78
808 N Fourth Ave	0.21mi	2/1.0	983 (+9%)	2mo	$22,000	$22	74
916 Edgar St	0.25mi	2/1.0	832 (-8%)	4mo	$27,000	$32	72
821 N First Ave	0.17mi	2/1.0	984 (+9%)	14mo	$98,000	$100	66
1031 N Third Ave	0.04mi	1/1.0 (-1)	777 (-14%)	6mo	$65,000	$84	65
905 W Tennesee St	0.23mi	2/1.0	966 (+7%)	17mo	$49,900	$52	63
1109 W Georgia St	0.24mi	1/1.0 (-1)	848 (-6%)	15mo	$10,000	$12	61
1116 Georgia St	0.23mi	2/1.0	1,032 (+14%)	7mo	$40,000	$39	60
322 W Tennessee St	0.46mi	2/1.0	864 (-4%)	14mo	$19,000	$22	60
16 W Tennessee St	0.69mi	2/1.0	894 (-1%)	10mo	$119,000	$133	58
1021 Grove St	0.61mi	2/2.0	916 (+1%)	14mo	$49,900	$54	54
1516 Uhlhorn St	0.73mi	2/1.0	784 (-13%)	9mo	$10,500	$13	37

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,643
• Equity at exit: $13,404

10-year hold

• IRR: 11.3%
• Equity multiple: 1.88×
• Total profit: $22,231
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,023 high
• Mortgage (P&I): −$471
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $255

Break-even live

Break-even rent $701

Max offer price $89,900

Occupancy floor 70%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 W Missouri St Evansville, IN	2.0	1.0	800	$950	$1.19	13d	1	0.34mi
406 Edgar St Unit 1 Evansville, IN	1.0	1.0	530	$1,500	$2.83	21d	1	0.52mi
1018 Baker Ave Unit B Evansville, IN	1.0	1.0	800	$625	$0.78	21d	1	0.61mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	13d	1	0.65mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	21d	1	0.78mi
109 E Eichel Ave Unit A Evansville, IN	1.0	1.0	675	$745	$1.10	21d	1	0.87mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	13d	7	0.87mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	0.88mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	0.91mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	21d	1	0.94mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	0.94mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	13d	1	1.06mi
1900 W Indiana St Evansville, IN	3.0	1.0	960	$995	$1.04	21d	1	1.07mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	21d	1	1.09mi
300 Main St Unit 1 D3 Evansville, IN	1.0	1.0	800	$2,000	$2.50	21d	1	1.19mi
1151 Diamond Pl Evansville, IN	1.0	1.0	700	$780	$1.11	21d	1	1.19mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,505	$2.10	13d	1	1.20mi
101 SE 2nd St Evansville, IN	1.0	1.0	530	$750	$1.42	13d	1	1.31mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	21d	1	1.32mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,725	$2.41	13d	17	1.32mi
500 Richardt Ave Evansville, IN	1.0	1.0	550	$700	$1.27	21d	1	1.34mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	21d	4	1.39mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,700	$1.55	21d	6	1.49mi

Listing history 8 events

1. 2026-06-18
   days on market $89,900 Active 30 DOM
2. 2026-06-17
   days on market $89,900 Active 29 DOM
3. 2026-06-16
   remarks 230-char remark
4. 2026-06-16
   statusdays on market $89,900 Active 28 DOM
5. 2026-04-29
   listed $89,900 Active
6. 2025-06-18
   soldstatus $15,000 Closed 324-char remark

   Show marketing remark (324 chars)

   GREAT INVESTMENT OPPORTUNITY. Was a 2 BR /1 bath bungalow style home. Structure has 904 sq ft and a 16x22 detached garage with carport. Home was involved in a fire and has everything down to the studs removed. Some clean-up is still needed around the yard and garage area. Property is sold "as-is". Priced to sell!

7. 2025-05-15
   status Pending 324-char remark

   Show marketing remark (324 chars)

   GREAT INVESTMENT OPPORTUNITY. Was a 2 BR /1 bath bungalow style home. Structure has 904 sq ft and a 16x22 detached garage with carport. Home was involved in a fire and has everything down to the studs removed. Some clean-up is still needed around the yard and garage area. Property is sold "as-is". Priced to sell!

8. 2025-05-12
   listed $17,500 Active 324-char remark

   Show marketing remark (324 chars)

   GREAT INVESTMENT OPPORTUNITY. Was a 2 BR /1 bath bungalow style home. Structure has 904 sq ft and a 16x22 detached garage with carport. Home was involved in a fire and has everything down to the studs removed. Some clean-up is still needed around the yard and garage area. Property is sold "as-is". Priced to sell!

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $650 · $54/mo
• Expected delta: +$114/yr (+$10/mo · 21.3%)

ⓘ 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: $12,280
• − Mortgage interest: −$5,036
• − Property taxes: −$536
• − Insurance: −$450
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,615
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $2,656/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

+413.7% since first listed

4 events — show timeline

• 2026-04-29 Listed $89,900 IRMLS
• 2025-06-18 Sold (MLS) $15,000 IRMLS
• 2025-05-15 Pending — IRMLS
• 2025-05-12 Listed $17,500 IRMLS

Property tax history

+4.2%/yr

Latest (2024): $536 · +18.5% YoY. Source: county tax records.