312 Dubois St · Vincennes, IN 47591

$79,900

3 bd · 2.0 ba · 2,840 sqft · SingleFamily public records · 27 Days on market

Built 1900 3,703 sqft lot $28/sqft · 69% below area Est $153k · 48% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice neighborhood close to the memorial is where this 1 and a half story sits. It has lots of space with spacious rooms. 2 or 3 bedrooms all with closets including a large walk-in and 2 full baths. Newer replacement windows, newer carpet & privacy fenced back yard are great features of this home.

Key facts

• 3,703 sq ft lot
• Built 1900
• Listed 27 days

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story; Above-grade living area provided
• Construction: Aluminum siding; Brick/mortar foundation; Asphalt roof; Built on a crawl space / partial basement
• Exterior features: Covered porch; Patio; Porch; Level lot

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Bedrooms information not provided
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Central air; Ceiling fans; Natural gas heating; Forced air; Floor furnace
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Laminate counters; One fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 5.1% in Vincennes — 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 70/100 on livability (#148 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Vincennes Community School Corporation (town): math 34% / reading 38% proficiency, ranked #193 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tecumseh-Harrison Elementary Sch (math 22% / reading 32%, grade F, #737 of 994 statewide, top 76%, 369 students, 68% FRL); George Rogers Clark School (math 27% / reading 34%, grade F, #203 of 330 statewide, top 63%, 609 students, 57% FRL); Lincoln High School (math 27% / reading 47%, grade F, #247 of 369 statewide, top 70%, 765 students, 55% FRL).
• Market conditions: 136 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.29%
• DSCR: 2.44
• GRM: 4.8

CMA / ARV

• ARV (median comp): $152,672
• List price: $79,900
• Delta: -47.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
827 Shelby St	0.69mi	3/2.0	2,700 (-5%)	6mo	$154,500	$57	54
333 S 12th St	0.60mi	4/3.0 (+1)	2,670 (-6%)	4mo	$289,900	$109	50
715 Buntin St	0.47mi	4/2.0 (+1)	3,145 (+11%)	14mo	$130,000	$41	44
104 S 10th St	0.48mi	3/1.0	2,560 (-10%)	22mo	$69,000	$27	39
903 Broadway St	0.51mi	4/1.0 (+1)	3,214 (+13%)	8mo	$142,000	$44	39
1105 Barnett St. St	0.57mi	4/3.0 (+1)	2,500 (-12%)	22mo	$289,000	$116	26

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: 27.3%
• Equity multiple: 2.13×
• Total profit: $25,374
• Equity at exit: $11,913

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $71,393
• Equity at exit: $6,908

Cash invested: $22,372 (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 47591

• Home prices YoY: -19.5%
• Active inventory: 136
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $602

Break-even live

Break-even rent $620

Max offer price $79,900

Occupancy floor 51%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-14
   price $79,900 219-char remark
2. 2026-04-28
   listed $100,000 Active 219-char remark
3. 2014-03-03
   soldstatus $68,000

   Show marketing remark (303 chars)

   Nice neighborhood close to the memorial is where this 1 and a half story sits. It has lots of space with spacious rooms. 2 or 3 bedrooms all with closets including a large walk-in and 2 full baths. Newer replacement windows, newer carpet & privacy fenced back yard are great features of this home.

4. 2013-11-18
   listed $69,900

   Show marketing remark (303 chars)

   Nice neighborhood close to the memorial is where this 1 and a half story sits. It has lots of space with spacious rooms. 2 or 3 bedrooms all with closets including a large walk-in and 2 full baths. Newer replacement windows, newer carpet & privacy fenced back yard are great features of this home.

5. 2012-06-11
   listed $71,000

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$112/yr (+$9/mo · 24.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,589
• − Mortgage interest: −$4,476
• − Property taxes: −$454
• − Insurance: −$400
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,324
• Taxable income: $6,281
• Est. tax owed @ 24.0%: −$1,507
• After-tax cash flow: $5,716/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: Vincennes Community School Corporation
• NCES district ID: 1812120
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $38,359
• Composite: 30.05/100
• National rank: #6354
• State rank: #193 of 301 in IN

Livability — Vincennes

• Score: 70/100
• State rank: #148
• US rank: #7480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vincennes, IN
• Population (ZIP): 25,191

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.26%
• Current HPI: 194.903
• Rent YoY: —
• Metro: —
• 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

+12.5% since first listed

6 events — show timeline

• 2026-05-27 Pending — IRMLS
• 2026-05-14 Price Changed $79,900 IRMLS
• 2026-04-28 Listed $100,000 IRMLS
• 2014-03-03 Sold (MLS) $68,000 IRMLS
• 2013-11-18 Listed $69,900 IRMLS
• 2012-06-11 Listed $71,000 IRMLS

Property tax history

-12.4%/yr

Latest (2024): $454 · -47.4% YoY. Source: county tax records.