700 S Harlan Ave · Evansville, IN 47714

$149,000

2 bd · 2.0 ba · 1,019 sqft · SingleFamily public records · 70 Days on market

Built 1920 5,625 sqft lot Est $148k · at est.

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.1/15.0
• Rent growth +4.5/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this great 3 bed 2 bath home in a family friendly neighborhood, where you'll have priceless neighborhood entertainment. 700 S Harlan features a fenced in yard, off street parking, a fire pit, yard barn, beautiful landscaping, a new roof in 2014 and new windows with a lifetime warranty in 2012. Inside you'll find hard wood floors running though out with new light fixtures in almost every room. The upstairs bathroom was just remodeled with new glass tile and flooring.

Key facts

• Large front porch
• En suite
• Sitting area

Tags

• CORNER LOT
• LARGE FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• EN SUITE
• LARGE WALK-IN SHOWER
• SITTING AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; One story
• Construction: Brick construction
• Exterior features: Corner lot; Lot dimensions approximately 45 x 125

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven; Electric range
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Electric oven; Electric range
• Laundry & utility: Washer and dryer; Laundry located in the basement; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (29.7% below list).
• Recommended offer: $105k (29.7% below list) — sets the bar for 1% rule.

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: Harper Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 337 students, 74% FRL); Washington Middle School (math 14% / reading 24%, grade F, #274 of 330 statewide, top 83%, 353 students, 70% FRL) — zoned schools average 72% FRL vs 50% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 40% district-wide (-15 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 (+7.9%/yr); 188 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $96k; list at $149k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $104,786 (29.7% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $147,755
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1451 Bellemeade Ave	0.19mi	2/1.0	1,016 (-0%)	2mo	$215,000	$212	85
1409 E Walnut St	0.40mi	2/2.0	1,022 (+0%)	2mo	$155,000	$152	79
713 S Runnymeade Ave	0.35mi	2/1.0	1,056 (+4%)	1mo	$153,500	$145	73
201 S Willow Rd	0.52mi	3/1.0 (+1)	1,064 (+4%)	3mo	$67,000	$63	57
1423 John St	0.60mi	2/1.0	972 (-5%)	5mo	$99,900	$103	56
1401 Lodge Ave	0.69mi	3/1.0 (+1)	990 (-3%)	0mo	$145,000	$146	54
1303 E Indiana St	0.70mi	2/1.0	962 (-6%)	5mo	$22,000	$23	50
1107 S Evans Ave	0.74mi	2/1.0	1,096 (+8%)	0mo	$100,000	$91	49
1114 S Englewood Ave	0.58mi	3/1.0 (+1)	1,108 (+9%)	1mo	$154,000	$139	48
1801 E Powell Ave	0.59mi	2/1.0	880 (-14%)	1mo	$168,500	$191	45
1809 Powell Ave	0.60mi	2/1.0	1,168 (+15%)	1mo	$185,000	$158	42
830 Madison Ave	0.72mi	2/1.0	896 (-12%)	4mo	$27,000	$30	39

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 · 7.86% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.36×
• Total profit: $-26,828
• Equity at exit: $22,216

10-year hold

• IRR: -2.8%
• Equity multiple: 0.77×
• Total profit: $-9,431
• Equity at exit: $12,883

Cash invested: $41,720 (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 47714

• Rents YoY: 7.9%
• Active inventory: 188
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,048 high
• Mortgage (P&I): −$781
• Tax from tax record: −$110 /mo · $1,325/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-126

Break-even live

Break-even rent $1,207

Max offer price $126,734

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-84	+0% $-126	+5% $-168	+10% $-210
Rent	-10% $-209	-5% $-167	+0% $-126	+5% $-85	+10% $-43
Rate	-1.0pp $-51	-0.5pp $-88	base $-126	+0.5pp $-165	+1.0pp $-204

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	22d	1	0.16mi
1021 Jefferson Ave Evansville, IN	1.0	1.0	798	$795	$1.00	14d	1	0.55mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	22d	1	0.58mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	22d	1	0.63mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	22d	1	0.64mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	14d	1	0.69mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	14d	1	0.70mi
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	14d	1	0.72mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	14d	1	0.74mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	22d	1	0.75mi
210 S Weinbach Ave Evansville, IN	3.0	1.0	1080	$1,450	$1.34	22d	1	0.85mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	14d	1	0.95mi
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	22d	1	0.96mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	14d	1	1.10mi
715 E Riverside Dr Evansville, IN	2.0	1.0	806	$895	$1.11	22d	1	1.19mi
924 SE 6th St Unit A Evansville, IN	1.0	1.0	800	$875	$1.09	22d	1	1.22mi
8 E Blackford Ave Evansville, IN	1.0	1.0	750	$825	$1.10	22d	1	1.31mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	22d	1	1.33mi
1421 SE 2nd St Unit A Evansville, IN	1.0	1.0	800	$695	$0.87	14d	1	1.36mi
900 S Saint James Blvd Evansville, IN	3.0	2.0	1118	$1,450	$1.30	22d	1	1.39mi
1762 Spring Ct Evansville, IN	2.0	1.0	975	$1,450	$1.49	22d	1	1.39mi
1909 Plantation Ct Evansville, IN	2.0	1.0	780	$700	$0.90	22d	2	1.42mi
615 SE 3rd St Unit D Evansville, IN	1.0	1.0	1122	$895	$0.80	22d	1	1.42mi
1952 Colts Ln Evansville, IN	1.0–3.0	1.0	1146	$1,035	$0.90	22d	8	1.46mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	22d	1	1.46mi
913 N Spring St Evansville, IN	3.0	1.5	1232	$1,350	$1.10	14d	1	1.48mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	1.49mi

Listing history 9 events

1. 2026-05-15
   status Pending
2. 2026-04-14
   price $149,000
3. 2026-03-06
   listed $158,000 Active
4. 2024-07-12
   listed $165,059 Active
5. 2016-03-10
   soldstatus $95,900 486-char remark

   Show marketing remark (486 chars)

   Welcome home to this great 3 bed 2 bath home in a family friendly neighborhood, where you'll have priceless neighborhood entertainment. 700 S Harlan features a fenced in yard, off street parking, a fire pit, yard barn, beautiful landscaping, a new roof in 2014 and new windows with a lifetime warranty in 2012. Inside you'll find hard wood floors running though out with new light fixtures in almost every room. The upstairs bathroom was just remodeled with new glass tile and flooring.

6. 2016-03-10
   soldstatus $95,900

   Show marketing remark (486 chars)

   Welcome home to this great 3 bed 2 bath home in a family friendly neighborhood, where you'll have priceless neighborhood entertainment. 700 S Harlan features a fenced in yard, off street parking, a fire pit, yard barn, beautiful landscaping, a new roof in 2014 and new windows with a lifetime warranty in 2012. Inside you'll find hard wood floors running though out with new light fixtures in almost every room. The upstairs bathroom was just remodeled with new glass tile and flooring.

7. 2015-10-30
   listed $97,500 486-char remark

   Show marketing remark (486 chars)

   Welcome home to this great 3 bed 2 bath home in a family friendly neighborhood, where you'll have priceless neighborhood entertainment. 700 S Harlan features a fenced in yard, off street parking, a fire pit, yard barn, beautiful landscaping, a new roof in 2014 and new windows with a lifetime warranty in 2012. Inside you'll find hard wood floors running though out with new light fixtures in almost every room. The upstairs bathroom was just remodeled with new glass tile and flooring.

8. 2015-10-28
   listed $97,500
9. 2015-07-11
   listed $98,900

ⓘ 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: $1,325 · $110/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,574
• − Mortgage interest: −$8,346
• − Property taxes: −$1,325
• − Insurance: −$745
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$4,335
• Taxable loss: −$4,188
• Est. tax savings @ 24.0%: +$1,005
• After-tax cash flow: $-507/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): 32,132
• Household income: $55,910
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1394.0

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 (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 6% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 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: ▼ -124.80%
• Current HPI: 211.1755
• Rent YoY: ▲ 7.86%
• 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

+50.7% since first listed

9 events — show timeline

• 2026-05-15 Pending — IRMLS
• 2026-04-14 Price Changed $149,000 IRMLS
• 2026-03-06 Listed $158,000 IRMLS
• 2024-07-12 Listed $165,059 IRMLS
• 2016-03-10 Sold (MLS) $95,900 IRMLS
• 2016-03-10 Sold (MLS) $95,900 HABOR
• 2015-10-30 Listed $97,500 HABOR
• 2015-10-28 Listed $97,500 IRMLS
• 2015-07-11 Listed $98,900 IRMLS

Property tax history

+7.2%/yr

Latest (2024): $1,325 · -11.5% YoY. Source: county tax records.