5797 Jeffrey Ln · Newburgh, IN 47630

$269,129

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 15 Days on market

Built 1989 5,663 sqft lot Est $292k · 8% under

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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 +11.1/30.0
• ARV discount +11.1/15.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This move-in-ready 3 bed, 2 bath garden home offers a versatile layout in a convenient neighborhood location near Downtown Newburgh. Step inside through the foyer into the open kitchen featuring stainless steel appliances, breakfast bar seating, and easy flow into the dining area and living room. The spacious living room is filled with natural light and offers a fireplace, soaring ceilings open to the loft above, and patio access to the fenced backyard. The main floor includes the primary bedroom with a large closet and direct ensuite access to the full bathroom, plus a second bedroom nearby. Upstairs, the loft creates a generous second living area leading to a private third bedroom suite w

Key facts

• Soaring ceilings
• Fenced backyard
• Open kitchen

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR SEATING
• FENCED BACKYARD
• FIREPLACE
• SOARING CEILINGS

Property features AI

Exterior

• Parking: Attached concrete garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One-story; Brick and vinyl siding exterior
• Construction: Slab foundation
• Exterior features: Balcony; Patio; Privacy fencing (wood); Landscaped, level corner lot

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Laminate counters
• Bedrooms: Primary bedroom on main level
• Flooring: Hardwood; Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Walk-in closets; Entrance foyer; Breakfast bar; Ceiling fans; Eat-in kitchen; Open floorplan; Beamed ceilings; Laminate countertops; Primary suite on main level; Living room fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (29.1% below list).
• Recommended offer: $191k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: John H Castle Elementary School (math 73% / reading 60%, grade B+, #65 of 994 statewide, top 7%, 998 students, 20% FRL); Castle South Middle School (math 43% / reading 57%, grade C, #48 of 330 statewide, top 15%, 712 students, 34% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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

• It's been on market 15 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,707 (29.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $292,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5799 Jeffrey Ln	0.01mi	3/2.0	1,642 (0%)	7mo	$125,000	$76	94
5866 Jeffrey Ln	0.10mi	3/2.0	1,580 (-4%)	4mo	$180,100	$114	86
5768 Garden Valley Rd	0.34mi	3/2.0	1,677 (+2%)	4mo	$280,000	$167	77
6000 Glen Oak Ct	0.39mi	3/2.0	1,718 (+5%)	7mo	$325,000	$189	68
10166 Marquette St	0.75mi	3/2.0	1,614 (-2%)	1mo	$289,900	$180	61
5580 Prestwick Rd	0.40mi	2/2.0 (-1)	1,730 (+5%)	8mo	$277,000	$160	61
9860 Pollack Ave	0.26mi	3/2.0	1,406 (-14%)	4mo	$270,000	$192	60
213 Westbriar Blvd	0.66mi	3/2.0	1,712 (+4%)	2mo	$310,000	$181	60
10555 Brookside Dr	0.53mi	3/2.0	1,491 (-9%)	10mo	$265,000	$178	51
5988 Willow Brook Ct	0.50mi	3/2.0	1,432 (-13%)	9mo	$266,000	$186	48
105 Auburn Dr	0.59mi	3/2.0	1,850 (+13%)	5mo	$245,000	$132	47
10744 Willow Creek Rd	0.64mi	3/2.0	1,850 (+13%)	11mo	$279,900	$151	40

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: -14.4%
• Equity multiple: 0.46×
• Total profit: $-40,425
• Equity at exit: $40,128

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,454
• Equity at exit: $23,269

Cash invested: $75,356 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-106

Break-even live

Break-even rent $2,042

Max offer price $250,353

Occupancy floor —

Sensitivity live

Price	-10% $46	-5% $-30	+0% $-106	+5% $-182	+10% $-259
Rent	-10% $-257	-5% $-182	+0% $-106	+5% $-31	+10% $44
Rate	-1.0pp $29	-0.5pp $-38	base $-106	+0.5pp $-176	+1.0pp $-247

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: $67,282
• Closing costs: $8,074
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5879 Riverwalk Cir Newburgh, IN	3.0	2.0	1128	$1,600	$1.42	22d	1	0.12mi
9895 Cove Point Ct Newburgh, IN	3.0	2.0	1307	$1,950	$1.49	22d	1	0.12mi
6166 River Bluff Dr Newburgh, IN	3.0	2.0	1282	$2,500	$1.95	45d	1	0.47mi
10611 Gettysburg Dr Newburgh, IN	4.0	3.0	2214	$2,200	$0.99	45d	1	0.87mi
10686 Fall Creek Dr Newburgh, IN	3.0	2.0	1436	$1,950	$1.36	14d	1	1.12mi
4920 Penrose Dr Newburgh, IN	3.0	2.0	1250	$1,900	$1.52	45d	1	1.16mi
4799 Imperial Dr Newburgh, IN	3.0	2.0	1370	$1,975	$1.44	45d	1	1.22mi
402 W Jennings St Newburgh, IN	3.0	1.5	1508	$2,575	$1.71	45d	1	1.25mi

Listing history 11 events

1. 2026-06-18
   days on market $269,129 Active 15 DOM
2. 2026-06-17
   days on market $269,129 Active 14 DOM
3. 2026-06-16
   days on market $269,129 Active 13 DOM
4. 2026-06-15
   days on market $269,129 Active 12 DOM
5. 2026-06-14
   days on market $269,129 Active 10 DOM
6. 2026-06-13
   days on market $269,129 Active 9 DOM
7. 2026-06-10
   days on market $269,129 Active 7 DOM
8. 2026-06-09
   days on market $269,129 Active 6 DOM
9. 2026-06-08
   days on market $269,129 Active 5 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $269,129 Active 4 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: $1,073 · $89/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$607/yr (+$51/mo · 56.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 72% 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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,885
• − Mortgage interest: −$15,075
• − Property taxes: −$1,073
• − Insurance: −$1,346
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$7,829
• Taxable loss: −$6,100
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $188/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

• 2026-06-03 Listed $269,129 IRMLS

Property tax history

+7.3%/yr

Latest (2024): $1,073 · +3.9% YoY. Source: county tax records.