1251 E Illinois St · Evansville, IN 47711

$95,000

4 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 137 Days on market

Built 1919 3,968 sqft lot Est $126k · 24% under

---

Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom 2 bath single family home. Sold as part of a package deal (#3) totaling 5 investment properties. Currently rented for $700/month. Package includes 1251 E Illinois St. , 1812 Hercules Ave. , 1104 Adams Ave. , 1217 Edgar St. , & 610 E Michigan St. for a total package purchase price of $475,000.00.

Key facts

• 3,968 sq ft lot
• Garage
• Built 1919

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Wood siding construction; Asphalt roof
• Exterior features: Covered porch; Wood fencing; Level, corner lot; Lot dimensions approximately 31 x 128

Interior

• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Crawl space basement; Main-level laundry; 8 total rooms
• Laundry & utility: Laundry on the main level

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$125,640) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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: Evans School (math 9% / reading 7%, grade F, #945 of 994 statewide, top 95%, 499 students, 85% 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) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 229 active listings in the ZIP; 6 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.42% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.22%
• DSCR: 1.94
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $125,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1502 E Division St	0.22mi	3/1.0 (-1)	1,367 (-2%)	20mo	$60,000	$44	65
1722 E Division St	0.44mi	3/2.0 (-1)	1,372 (-2%)	6mo	$152,400	$111	62
1151 E Walnut St	0.44mi	3/1.0 (-1)	1,364 (-2%)	17mo	$110,000	$81	57
1321 E Oregon St	0.51mi	3/2.5 (-1)	1,398 (+0%)	13mo	$72,500	$52	54
1438 E Division St	0.20mi	3/1.0 (-1)	1,232 (-12%)	17mo	$70,000	$57	52
211 S Bedford Ave	0.60mi	3/1.0 (-1)	1,246 (-11%)	1mo	$136,500	$110	48
219 N Rotherwood Ave	0.39mi	3/2.0 (-1)	1,200 (-14%)	2mo	$189,900	$158	48
14 Oakland Ave	0.41mi	3/1.0 (-1)	1,232 (-12%)	13mo	$110,000	$89	45
536 S Kerth Ave	0.58mi	3/1.5 (-1)	1,500 (+7%)	18mo	$135,500	$90	38
427 Lewis Ave	0.46mi	3/1.0 (-1)	1,564 (+12%)	19mo	$134,000	$86	38
2015 E Michigan St	0.75mi	3/2.0 (-1)	1,568 (+12%)	12mo	$220,000	$140	26
419 S Denby Ave	0.72mi	3/2.0 (-1)	1,210 (-13%)	21mo	$150,000	$124	17

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: 17.6%
• Equity multiple: 1.74×
• Total profit: $19,790
• Equity at exit: $14,165

10-year hold

• IRR: 28.5%
• Equity multiple: 3.97×
• Total profit: $78,956
• Equity at exit: $8,214

Cash invested: $26,600 (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: 229
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$498
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $470

Break-even live

Break-even rent $754

Max offer price $95,000

Occupancy floor 60%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 S Weinbach Ave Evansville, IN	3.0	1.0	1080	$1,450	$1.34	20d	1	0.71mi
913 N Spring St Evansville, IN	3.0	1.5	1232	$1,350	$1.10	13d	1	0.91mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	20d	1	1.08mi
121 E Florida St Evansville, IN	4.0	2.0	1702	$100	$0.06	20d	1	1.31mi
109 E Eichel Ave Unit B Evansville, IN	4.0	2.0	1228	$1,257	$1.02	20d	1	1.40mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	13d	1	1.49mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $95,000 Pending 137 DOM
2. 2026-06-02
   days on market $95,000 Active 134 DOM
3. 2026-06-01
   days on market $95,000 Active 133 DOM
4. 2026-05-31
   days on market $95,000 Active 132 DOM
5. 2026-05-30
   days on market $95,000 Active 131 DOM
6. 2026-02-15
   price $95,000
7. 2026-01-20
   listed $95,714 Active
8. 2025-06-05
   listed $95,714 Active
9. 2016-05-09
   listed $62,500

ⓘ 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: $693 · $58/mo
• Projected year-2 tax: $750 · $63/mo
• Expected delta: +$57/yr (+$5/mo · 8.3%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,191
• − Mortgage interest: −$5,321
• − Property taxes: −$693
• − Insurance: −$475
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,764
• Taxable income: $4,348
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $4,602/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

+52.0% since first listed

4 events — show timeline

• 2026-02-15 Price Changed $95,000 IRMLS
• 2026-01-20 Listed $95,714 IRMLS
• 2025-06-05 Listed $95,714 IRMLS
• 2016-05-09 Listed $62,500 IRMLS

Property tax history

-3.7%/yr

Latest (2024): $693 · -11.2% YoY. Source: county tax records.