7140 Ashton Park Dr · Evansville, IN 47725

$245,000

3 bd · 2.0 ba · 1,166 sqft · SingleFamily public records · 30 Days on market

Built 2000 7,405 sqft lot Est $223k · 10% over

---

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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding location for this brick ranch home on Evansville's Northside. Hard surface flooring throughout with cathedral ceilings and new high efficiency HVAC for low utility bills. This well maintained 3 bed and 2 baths house is perfect for you with a great fully fenced backyard that backs up to trees instead of any houses behind it. It creates lots of privacy for you to hang out on the patio.

Key facts

• Quiet street
• Updated interior
• Modern kitchen

Tags

• QUIET STREET
• UPDATED INTERIOR
• MODERN KITCHEN
• FENCED BACKYARD

Property features AI

Finance

• Other: Directions and local location details available
• Financial info: Tax amount provided but financial specifics excluded
• HOA & community: Subdivision: Ashton Park

Exterior

• Parking: Attached garage; Approximately 1.5 garage spaces
• Security: Security features not provided
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One-story
• Construction: Brick construction; Built on a slab foundation
• Exterior features: Level lot; Lot dimensions approximately 120 x 60

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: 5 total rooms; Main-level laundry
• Laundry & utility: Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $241k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: North Junior High School (math 44% / reading 57%, grade C, #43 of 330 statewide, top 14%, 929 students, 42% FRL); North High School (math 57% / reading 74%, grade B, #29 of 369 statewide, top 8%, 1,674 students, 35% FRL).
• Zoned-school proficiency averages 58% at this address vs 40% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Evansville Vanderburgh School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 422 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $241,325 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.15% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.45%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $222,706
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3343 Fenbrook Ct	0.08mi	3/2.0	1,310 (+12%)	2mo	$250,000	$191	74
7351 Oak Hill Rd	0.05mi	3/1.0	1,025 (-12%)	0mo	$171,000	$167	73
3625 Ebbets Dr	0.58mi	3/2.0	1,102 (-6%)	4mo	$255,000	$231	61

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $5,564
• Equity at exit: $36,530

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $62,946
• Equity at exit: $21,183

Cash invested: $68,600 (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 47725

• Home prices YoY: -28.3%
• Active inventory: 422
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,819 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $712

Break-even live

Break-even rent $1,918

Max offer price $245,000

Occupancy floor 70%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4808 Old Tyme Ct Evansville, IN	2.0	1.0–2.0	1052	$3,074	$2.92	13d	1	1.05mi
6231 Boston Way Unit 6231 Evansville, IN	2.0	2.0	1320	$3,500	$2.65	20d	1	1.08mi
6209 Boston Way Evansville, IN	2.0	1.0	785	$2,500	$3.18	20d	1	1.10mi
6145 Boston Way Evansville, IN	2.0	1.0	785	$2,500	$3.18	20d	1	1.11mi
6147 Boston Way Unit 6147 Evansville, IN	2.0	1.0	785	$2,500	$3.18	20d	1	1.11mi
6143 Boston Way Unit 6143 Evansville, IN	2.0	1.0	785	$2,500	$3.18	20d	1	1.11mi
4901 Pleasant Ridge Dr Evansville, IN	2.0–3.0	2.0	1130	$999	$0.88	13d	1	1.48mi
2807 Ridgewood Dr Evansville, IN	2.0	1.0	1020	$1,075	$1.05	13d	1	1.50mi

Listing history 15 events

1. 2026-06-13
   statusdays on market $245,000 Pending 30 DOM
2. 2026-06-10
   days on market $245,000 Active 29 DOM
3. 2026-06-09
   days on market $245,000 Active 28 DOM
4. 2026-06-08
   days on market $245,000 Active 27 DOM
5. 2026-06-07
   days on market $245,000 Active 26 DOM
6. 2026-06-02
   days on market $245,000 Active 21 DOM
7. 2026-06-01
   days on market $245,000 Active 20 DOM
8. 2026-05-31
   days on market $245,000 Active 19 DOM
9. 2026-05-30
   days on market $245,000 Active 18 DOM
10. 2026-05-22
    price $245,000
11. 2026-05-12
    listed $249,999 Active
12. 2022-05-06
    soldstatus $190,000 398-char remark

    Show marketing remark (398 chars)

    Outstanding location for this brick ranch home on Evansville's Northside. Hard surface flooring throughout with cathedral ceilings and new high efficiency HVAC for low utility bills. This well maintained 3 bed and 2 baths house is perfect for you with a great fully fenced backyard that backs up to trees instead of any houses behind it. It creates lots of privacy for you to hang out on the patio.

13. 2022-04-14
    listed $190,000 398-char remark

    Show marketing remark (398 chars)

    Outstanding location for this brick ranch home on Evansville's Northside. Hard surface flooring throughout with cathedral ceilings and new high efficiency HVAC for low utility bills. This well maintained 3 bed and 2 baths house is perfect for you with a great fully fenced backyard that backs up to trees instead of any houses behind it. It creates lots of privacy for you to hang out on the patio.

14. 2016-08-19
    soldstatus $122,000 816-char remark

    Show marketing remark (816 chars)

    See this like new brick ranch off Oak Hill Road North of Heckel Road. The large ceramic tile entry opens up into a nice Great Room with Cathedral Ceiling and wood laminate floor. Step around the corner to the large kitchen with an abundance of cabinets and a spacious breakfast area. The bedroom wing features a Master Bedroom with walk-in closet and private bath with shower stall. The other 2 bedrooms feature updated ceiling fans and generous closets. There is a full bath off the hall with a pedestal sink and a tub/shower. The current owner added the ceramic tile in the kitchen, bath, and entry. You will not be looking at your back door neighbors in this private backyard. The double patio allows for a nice sitting area plus room for a hot tub. A storage shed is also included. See this well kept home today!

15. 2016-07-11
    listed $122,000 816-char remark

    Show marketing remark (816 chars)

    See this like new brick ranch off Oak Hill Road North of Heckel Road. The large ceramic tile entry opens up into a nice Great Room with Cathedral Ceiling and wood laminate floor. Step around the corner to the large kitchen with an abundance of cabinets and a spacious breakfast area. The bedroom wing features a Master Bedroom with walk-in closet and private bath with shower stall. The other 2 bedrooms feature updated ceiling fans and generous closets. There is a full bath off the hall with a pedestal sink and a tub/shower. The current owner added the ceramic tile in the kitchen, bath, and entry. You will not be looking at your back door neighbors in this private backyard. The double patio allows for a nice sitting area plus room for a hot tub. A storage shed is also included. See this well kept home today!

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$271/yr (+$23/mo · 17.6%)

ⓘ 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 3/10 Moderate 4% 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: $33,829
• − Mortgage interest: −$13,724
• − Property taxes: −$1,541
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,706
• − Management: −$2,706
• − Depreciation: −$7,127
• Taxable income: $4,799
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $7,389/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

• City population: 146,793
• Population (ZIP): 19,436

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% Tagalog/Filipino 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: ▼ -70.73%
• Current HPI: 179.2534
• 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

+100.8% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $245,000 IRMLS
• 2026-05-12 Listed $249,999 IRMLS
• 2022-05-06 Sold (MLS) $190,000 IRMLS
• 2022-04-14 Listed $190,000 IRMLS
• 2016-08-19 Sold (MLS) $122,000 IRMLS
• 2016-07-11 Listed $122,000 IRMLS

Property tax history

+7.2%/yr

Latest (2024): $1,541 · -3.9% YoY. Source: county tax records.