5466 W Sherwood Dr · Newburgh, IN 47630

$265,000

3 bd · 2.0 ba · 1,857 sqft · SingleFamily public records · 13 Days on market

Built 1979 0.28 ac lot Est $264k · 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 +11.3/30.0
• ARV discount +7.3/15.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering a $20,000 buyer concession of the buyer's choice for updates, closing costs, rate buy-down, or purchase price reduction, providing flexibility to customize the home and maximize value. 3-bedroom, 2-bath brick ranch with an attached garage and detached studio, ideally located in a desirable neighborhood near schools, shopping, hospitals, and everyday conveniences. A welcoming covered front porch leads into a spacious floor plan featuring a large office lined with built-in bookshelves that could easily function as a 4th bedroom with the addition of a closet. The comfortable family room is anchored by a beautiful brick fireplace with built-in cabinetry on both sides and opens t

Key facts

• Covered front porch
• Solid wood cabinetry
• Attached garage

Tags

• ATTACHED GARAGE
• DETACHED STUDIO
• COVERED FRONT PORCH
• LARGE OFFICE
• BRICK FIREPLACE
• SOLID WOOD CABINETRY

Property features AI

Exterior

• Parking: Attached concrete garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; One story
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Built as a site-built home
• Exterior features: Wood fencing; Sloped lot; Lot dimensions approximately 100 x 125 (about 0.28 acres)

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range
• Bedrooms: Main level bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Fireplace in the living room; Crawl space basement
• Laundry & utility: Washer and dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (26.7% below list).
• Recommended offer: $194k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.9% in Newburgh — 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 80/100 on livability (#21 in IN, #1,922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: 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.
• Zoned schools: Sharon Elementary School (math 65% / reading 62%, grade B, #95 of 994 statewide, top 10%, 686 students, 45% FRL); Castle North Middle School (math 57% / reading 59%, grade B, #18 of 330 statewide, top 5%, 770 students, 22% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL).
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $8k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $194,191 (26.7% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $263,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5610 Saint Catherine Ct	0.21mi	2/2.0 (-1)	1,936 (+4%)	2mo	$190,000	$98	76
5422 Park Dr	0.35mi	3/2.0	1,794 (-3%)	2mo	$253,600	$141	76
7833 Marywood Dr	0.18mi	3/2.0	1,702 (-8%)	3mo	$231,000	$136	75
7711 Woodland Dr	0.20mi	3/2.0	2,035 (+10%)	1mo	$287,500	$141	74
5497 E Sherwood Dr	0.04mi	4/2.0 (+1)	2,115 (+14%)	1mo	$305,000	$144	69
806 Treelane Dr	0.45mi	3/2.0	1,926 (+4%)	5mo	$254,000	$132	68
7455 Oakpark Dr	0.65mi	3/2.0	1,820 (-2%)	0mo	$282,500	$155	66
6888 Cottage Ln	0.62mi	3/2.0	2,001 (+8%)	1mo	$389,900	$195	58
8301 Lancaster Dr	0.74mi	3/2.5	1,923 (+4%)	0mo	$279,000	$145	58
7877 Camp Brosend Rd	0.60mi	3/2.0	1,629 (-12%)	3mo	$259,900	$160	49
4799 Elizabeth Ln	0.66mi	4/2.0 (+1)	1,656 (-11%)	1mo	$230,000	$139	46
912 Orchard Dr	0.61mi	2/1.0 (-1)	1,581 (-15%)	6mo	$224,900	$142	32

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-38,837
• Equity at exit: $39,512

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $4,698
• Equity at exit: $22,912

Cash invested: $74,200 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$129 /mo · $1,550/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-95

Break-even live

Break-even rent $2,062

Max offer price $248,183

Occupancy floor 100%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 E Timberwood Dr Newburgh, IN	4.0	3.0	1643	$2,200	$1.34	13d	1	0.31mi
5041 E Sherwood Dr Newburgh, IN	3.0	2.5	2077	$2,350	$1.13	13d	1	0.37mi
8001 Alexandra Ln Newburgh, IN	3.0	1.5	1528	$1,395	$0.91	21d	1	0.64mi
5033 IN-66 Newburgh, IN	3.0	2.5	1487	$2,100	$1.41	21d	1	0.83mi
6888 Lexington Dr Newburgh, IN	3.0	2.0	1500	$1,450	$0.97	43d	1	1.14mi
402 W Jennings St Newburgh, IN	3.0	1.5	1508	$2,575	$1.71	43d	1	1.15mi
8584 Lincoln Ave Newburgh, IN	3.0	2.0	1330	$1,549	$1.16	43d	1	1.17mi
114 Olde Newburgh Dr Newburgh, IN	3.0	2.5	1526	$1,500	$0.98	21d	1	1.23mi
4333 Bell Rd Newburgh, IN	2.0–3.0	2.0	1170	$1,549	$1.32	13d	3	1.24mi
107 Olde Newburgh Dr Newburgh, IN	2.0	2.5	1380	$1,375	$1.00	43d	1	1.26mi

Listing history 9 events

1. 2026-06-16
   status $265,000 Pending 13 DOM
2. 2026-06-15
   days on market $265,000 Active 13 DOM
3. 2026-06-14
   days on market $265,000 Active 11 DOM
4. 2026-06-13
   days on market $265,000 Active 10 DOM
5. 2026-06-10
   days on market $265,000 Active 8 DOM
6. 2026-06-09
   days on market $265,000 Active 7 DOM
7. 2026-06-08
   days on market $265,000 Active 6 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $265,000 Active 5 DOM

ⓘ 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: $1,550 · $129/mo
• Projected year-2 tax: $1,901 · $158/mo
• Expected delta: +$351/yr (+$29/mo · 22.6%)

ⓘ 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 · 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: $23,303
• − Mortgage interest: −$14,844
• − Property taxes: −$1,550
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$7,709
• Taxable loss: −$5,854
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $263/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 — Newburgh

• Score: 80/100
• State rank: #21
• US rank: #1922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warrick County · 39,818 people
• City population: 39,818
• 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

1 event — show timeline

• 2026-06-01 Listed $265,000 IRMLS

Property tax history

+5.5%/yr

Latest (2024): $1,550 · +3.2% YoY. Source: county tax records.