200 Sweetser St · Evansville, IN 47713

$126,900

3 bd · 2.0 ba · 1,287 sqft · SingleFamily · 43 Days on market

Built 2019 Fair condition 4,491 sqft lot Est $124k · at est.

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• ARV discount +6.3/15.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Must have at least 48 Hours' notice. Must have accepted offer Subject to Buyers Walk-Thru. Attention Investors this is a package of 15 Properties. See the list on Addendum. 200 Sweetser rents for $675.00. 1011 Cherry St rents for $875.00. 1023 Cherry St rents for $973.00. 1105 E Gum St rents for $990.00. 1106/1108/1110 Rents for $2038.00. 1114 Cherry rents for $1050.00. 1130 S Grand rents for $983.00. 1219 S Linwood 2 units Rents for $1,720.00. 1301 & 1303 E Sycamore St Rents for $500.00 & 778.00 1712 Culverson rents for $990.00. 1829 Marshall rents for $801.00. 202 Waggoner Ave Rents for $788.00. 514 E Illinois Rents for $1,265.00. 764 Cross rents for $974.00. Total for package

Key facts

• 4,491 sq ft lot
• Built 2019
• Listed 43 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One-story
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Level lot

Interior

• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Five total rooms; Main-level laundry
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Glenwood Leadership Academy (math 10% / reading 12%, grade F, #909 of 994 statewide, top 92%, 416 students, 88% FRL) — zoned schools average 88% FRL vs 50% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 40% district-wide (-28 pts) — the specific schools serving this property underperform the Evansville Vanderburgh School Corporation average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.9%/yr); 118 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).
• This rent runs 42% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $877 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

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 $123,093 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $123,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Culver Dr	0.05mi	3/2.0	1,257 (-2%)	10mo	$132,900	$106	85
1828 S Governor St	0.16mi	3/2.0	1,261 (-2%)	13mo	$121,000	$96	78
300 Waggoner Ave	0.20mi	3/1.0	1,232 (-4%)	7mo	$146,500	$119	74
1523 Judson St	0.26mi	2/2.0 (-1)	1,236 (-4%)	13mo	$40,000	$32	65
116 Madison Ave	0.59mi	3/2.0	1,313 (+2%)	12mo	$175,350	$134	59
807 Prosperity Ave	0.67mi	2/1.5 (-1)	1,232 (-4%)	0mo	$70,000	$57	54
613 Madison Ave	0.65mi	3/1.0	1,176 (-9%)	4mo	$165,000	$140	48
312 Monroe Ave	0.51mi	3/1.0	1,176 (-9%)	13mo	$130,000	$111	47
313 Adams Ave	0.67mi	2/1.0 (-1)	1,335 (+4%)	8mo	$45,500	$34	47
223 Taylor Ave	0.31mi	4/2.0 (+1)	1,463 (+14%)	15mo	$31,422	$21	45
1554 S Linwood Ave	0.53mi	2/1.0 (-1)	1,167 (-9%)	8mo	$37,250	$32	44
620 Madison Ave	0.67mi	2/1.0 (-1)	1,140 (-11%)	8mo	$95,000	$83	34

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,006
• Equity at exit: $18,921

10-year hold

• IRR: 16.1%
• Equity multiple: 2.62×
• Total profit: $57,660
• Equity at exit: $10,972

Cash invested: $35,532 (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 47713

• Home prices YoY: -34.1%
• Rents YoY: 9.9%
• Active inventory: 118
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$665
• Tax est. 1.5%: −$159 /mo · $1,904/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $251

Break-even live

Break-even rent $1,110

Max offer price $126,900

Occupancy floor 77%

Sensitivity live

Price	-10% $339	-5% $295	+0% $251	+5% $207	+10% $164
Rent	-10% $138	-5% $195	+0% $251	+5% $308	+10% $364
Rate	-1.0pp $315	-0.5pp $284	base $251	+0.5pp $218	+1.0pp $185

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
638 Jackson Ave Evansville, IN	4.0	1.0	1176	$1,495	$1.27	22d	1	0.59mi
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	22d	1	0.64mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	22d	1	0.76mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	14d	1	0.89mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	22d	1	1.12mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,700	$1.55	22d	6	1.14mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	22d	4	1.26mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,725	$2.41	14d	17	1.33mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	22d	1	1.39mi

Listing history 16 events

1. 2026-06-18
   days on market $126,900 Active 43 DOM
2. 2026-06-17
   days on market $126,900 Active 42 DOM
3. 2026-06-16
   days on market $126,900 Active 41 DOM
4. 2026-06-15
   days on market $126,900 Active 40 DOM
5. 2026-06-14
   days on market $126,900 Active 38 DOM
6. 2026-06-13
   days on market $126,900 Active 37 DOM
7. 2026-06-10
   days on market $126,900 Active 35 DOM
8. 2026-06-09
   days on market $126,900 Active 34 DOM
9. 2026-06-08
   days on market $126,900 Active 33 DOM
10. 2026-06-07
    days on market $126,900 Active 32 DOM
11. 2026-06-02
    days on market $126,900 Active 27 DOM
12. 2026-06-01
    days on market $126,900 Active 26 DOM
13. 2026-05-31
    days on market $126,900 Active 25 DOM
14. 2026-05-30
    remarks 691-char remark
15. 2026-05-30
    days on market $126,900 Active 24 DOM
16. 2026-05-05
    listed $126,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 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: $17,137
• − Mortgage interest: −$7,108
• − Property taxes: −$1,904
• − Insurance: −$634
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$3,692
• Taxable income: $1,057
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,761/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, with painting and landscaping being the highest-ROI updates for both resale and rental value.

Repairs flagged

• Minor Paint on exterior siding — Slight discoloration
• Minor Paint on interior walls — Worn appearance
• Minor Landscaping — Needs trimming and mulching

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Paint interior walls — Improves home's appearance
• Rental Landscaping — Attracts tenants with a well-maintained yard

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint on exterior siding · Slight discoloration	Minor	$500–3,000
Paint on interior walls · Worn appearance	Minor	$500–3,000
Landscaping · Needs trimming and mulching	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Paint interior walls — Improves home's appearance ↑
• Rental Landscaping — Attracts tenants with a well-maintained yard ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 9,988
• Household income: $40,873
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 735.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Two or more races 7% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% French/Haitian/Cajun 1%

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: ▼ -119.22%
• Current HPI: 229.9312
• Rent YoY: ▲ 9.87%
• 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

• 2026-05-05 Listed $126,900 IRMLS