2405 Jeanette Ave · Evansville, IN 47714

$69,900

1 bd · 1.0 ba · 632 sqft · SingleFamily public records · 182 Days on market

Built 1948 8,120 sqft lot Est $88k · 20% under ↓ 30% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Rent growth +4.5/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your ultimate tiny sanctuary! This charming tiny home is located in the East End of Evansville, on a quiet street with a large garage and backyard that feels like a park. Completely remodeled with love and care, this cheerful home boasts a fresh and cozy design that maximizes every inch of space. The living area seamlessly flows into the kitchen with newly fitted cabinets, countertops, and flooring, along with a brand new sink, perfect for entertaining or enjoying a laid back meal at home. You'll also love the large built-in pantry by the back door, providing ample storage space for all your kitchen essentials. The bedroom is a peaceful hideaway, providing a intimate space to relax and unwind after a long day. Additionally, you'll love the convenience of the large laundry room, which offers plenty of space to wash, dry, and fold your clothes. But the real standout feature of this property is the large garage and backyard. The garage offers ample space for parking your car, storing your tools, or pursuing your hobbies. The backyard is truly a nature lover's paradise, with mature trees, lush greenery, and plenty of space for outdoor activities. This home is situated in a prime location, close to shopping, dining, and entertainment options. Whether you're a first-time homebuyer, downsizing, or looking for a weekend getaway, this tiny home is perfect for you. Don't miss out on this rare opportunity to own a truly unique and special property in Evansville's East End!

Key facts

• Updated breaker box
• Laminate flooring
• Fresh paint

Tags

• DETACHED GARAGE
• PARTIALLY FENCED YARD
• UPDATED BREAKER BOX
• NEWER HOT WATER HEATER
• FRESH PAINT
• LAMINATE FLOORING

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Off-street parking; Gravel parking area
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; 1 story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Partial wood fencing; Level, wooded lot; Paved public road access

Interior

• Kitchen: Microwave; Refrigerator; Electric range
• Bedrooms: 4 total rooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Microwave; Refrigerator; Electric range; Electric water heater; Water heater; 1 fireplace; Crawl space basement
• Laundry & utility: Washer; Dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($837 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Caze Elementary School (math 17% / reading 17%, grade F, #837 of 994 statewide, top 86%, 393 students, 79% FRL); Mcgary Middle School (math 8% / reading 15%, grade F, #311 of 330 statewide, top 94%, 351 students, 81% FRL); William Henry Harrison High School (math 29% / reading 54%, grade F, #211 of 369 statewide, top 58%, 1,158 students, 61% FRL) — zoned schools average 73% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 40% district-wide (-16 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; 17 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).
• This rent is only 18% of the median local income ($56k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $19k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $87,848
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2039 Hicks Dr	0.31mi	2/1.0 (+1)	660 (+4%)	2mo	$92,000	$139	72
2112 S Walnut Ln	0.28mi	2/1.0 (+1)	640 (+1%)	16mo	$128,700	$201	66
2205 S Walnut Ln	0.28mi	2/1.0 (+1)	690 (+9%)	12mo	$90,000	$130	56
1930 Jeanette Ave	0.33mi	2/1.0 (+1)	676 (+7%)	17mo	$69,900	$103	54
3517 Fickas	0.37mi	1/1.0	696 (+10%)	15mo	$64,000	$92	53
2204 S Lombard Ave	0.20mi	2/1.0 (+1)	720 (+14%)	14mo	$131,000	$182	50

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: 9.3%
• Equity multiple: 1.38×
• Total profit: $7,521
• Equity at exit: $10,422

10-year hold

• IRR: 22.0%
• Equity multiple: 3.28×
• Total profit: $44,720
• Equity at exit: $6,044

Cash invested: $19,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $837 high
• Mortgage (P&I): −$367
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $229

Break-even live

Break-even rent $547

Max offer price $69,900

Occupancy floor 68%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 Burdette Ave Evansville, IN	2.0	1.0	720	$1,050	$1.46	21d	1	0.69mi
3700 Justus Ct Evansville, IN	1.0–2.0	1.0–2.0	790	$823	$1.04	21d	1	0.81mi
2501 Pollack Ave Evansville, IN	2.0	1.0	648	$1,080	$1.67	21d	1	0.81mi
4689 Covert Ave Unit 4637 Evansville, IN	1.0	1.0	610	$695	$1.14	21d	1	0.85mi
4689 Covert Ave Unit 4629 Evansville, IN	2.0	1.0	725	$775	$1.07	13d	1	0.85mi
1450 Luther Sq Unit 204 Evansville, IN	—	1.0	425	$1,095	$2.58	21d	1	0.87mi
1450 Luther Sq Unit 203 1505LS Evansville, IN	—	1.0	425	$630	$1.48	21d	1	0.87mi
1320 Lee Ct Evansville, IN	1.0–4.0	1.0–1.5	1007	$799	$0.79	13d	36	0.90mi
1165 Shiloh Sq Evansville, IN	1.0–2.0	1.0–2.0	907	$750	$0.83	13d	15	1.07mi
1290 Hatfield Dr Unit 1150 Evansville, IN	1.0	1.0	550	$775	$1.41	13d	1	1.11mi
1290 Hatfield Dr Unit 1058 Evansville, IN	—	1.0	420	$690	$1.64	21d	1	1.11mi
1290 Hatfield Dr Unit 1330 Evansville, IN	1.0	1.0	550	$697	$1.27	21d	1	1.11mi
1290 Hatfield Dr Unit 1266 Evansville, IN	1.0	1.0	600	$800	$1.33	21d	1	1.11mi
1290 Hatfield Dr Unit 1152 Evansville, IN	—	1.0	420	$660	$1.57	21d	1	1.11mi
1290 Hatfield Dr Unit 1378 Evansville, IN	1.0	1.0	550	$775	$1.41	21d	1	1.11mi
5301 Stonehedge Dr Evansville, IN	1.0–2.0	1.0–2.0	914	$840	$0.92	13d	19	1.28mi
1100 Erie Ave Evansville, IN	1.0–3.0	1.0–2.0	962	$875	$0.91	21d	2	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $69,900 Active 182 DOM
2. 2026-06-17
   days on market $69,900 Active 181 DOM
3. 2026-06-16
   days on market $69,900 Active 180 DOM
4. 2026-06-15
   days on market $69,900 Active 179 DOM
5. 2026-06-14
   days on market $69,900 Active 177 DOM
6. 2026-06-13
   days on market $69,900 Active 176 DOM
7. 2026-06-10
   days on market $69,900 Active 174 DOM
8. 2026-06-09
   days on market $69,900 Active 173 DOM
9. 2026-06-08
   days on market $69,900 Active 172 DOM
10. 2026-06-07
    days on market $69,900 Active 171 DOM
11. 2026-06-02
    days on market $69,900 Active 166 DOM
12. 2026-06-01
    days on market $69,900 Active 165 DOM
13. 2026-05-31
    days on market $69,900 Active 164 DOM
14. 2026-05-30
    days on market $69,900 Active 163 DOM
15. 2026-03-03
    status Active
16. 2026-02-23
    status Pending
17. 2026-02-11
    price $69,900
18. 2026-01-27
    status Active
19. 2026-01-16
    status Pending
20. 2026-01-07
    price $79,000
21. 2025-11-30
    listed $89,000 Active
22. 2023-06-07
    soldstatus $85,000 Closed 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to your ultimate tiny sanctuary! This charming tiny home is located in the East End of Evansville, on a quiet street with a large garage and backyard that feels like a park. Completely remodeled with love and care, this cheerful home boasts a fresh and cozy design that maximizes every inch of space. The living area seamlessly flows into the kitchen with newly fitted cabinets, countertops, and flooring, along with a brand new sink, perfect for entertaining or enjoying a laid back meal at home. You'll also love the large built-in pantry by the back door, providing ample storage space for all your kitchen essentials. The bedroom is a peaceful hideaway, providing a intimate space to relax and unwind after a long day. Additionally, you'll love the convenience of the large laundry room, which offers plenty of space to wash, dry, and fold your clothes. But the real standout feature of this property is the large garage and backyard. The garage offers ample space for parking your car, storing your tools, or pursuing your hobbies. The backyard is truly a nature lover's paradise, with mature trees, lush greenery, and plenty of space for outdoor activities. This home is situated in a prime location, close to shopping, dining, and entertainment options. Whether you're a first-time homebuyer, downsizing, or looking for a weekend getaway, this tiny home is perfect for you. Don't miss out on this rare opportunity to own a truly unique and special property in Evansville's East End!

23. 2023-04-21
    status Pending 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to your ultimate tiny sanctuary! This charming tiny home is located in the East End of Evansville, on a quiet street with a large garage and backyard that feels like a park. Completely remodeled with love and care, this cheerful home boasts a fresh and cozy design that maximizes every inch of space. The living area seamlessly flows into the kitchen with newly fitted cabinets, countertops, and flooring, along with a brand new sink, perfect for entertaining or enjoying a laid back meal at home. You'll also love the large built-in pantry by the back door, providing ample storage space for all your kitchen essentials. The bedroom is a peaceful hideaway, providing a intimate space to relax and unwind after a long day. Additionally, you'll love the convenience of the large laundry room, which offers plenty of space to wash, dry, and fold your clothes. But the real standout feature of this property is the large garage and backyard. The garage offers ample space for parking your car, storing your tools, or pursuing your hobbies. The backyard is truly a nature lover's paradise, with mature trees, lush greenery, and plenty of space for outdoor activities. This home is situated in a prime location, close to shopping, dining, and entertainment options. Whether you're a first-time homebuyer, downsizing, or looking for a weekend getaway, this tiny home is perfect for you. Don't miss out on this rare opportunity to own a truly unique and special property in Evansville's East End!

24. 2023-03-06
    listed $97,500 Active 1497-char remark

    Show marketing remark (1497 chars)

    Welcome to your ultimate tiny sanctuary! This charming tiny home is located in the East End of Evansville, on a quiet street with a large garage and backyard that feels like a park. Completely remodeled with love and care, this cheerful home boasts a fresh and cozy design that maximizes every inch of space. The living area seamlessly flows into the kitchen with newly fitted cabinets, countertops, and flooring, along with a brand new sink, perfect for entertaining or enjoying a laid back meal at home. You'll also love the large built-in pantry by the back door, providing ample storage space for all your kitchen essentials. The bedroom is a peaceful hideaway, providing a intimate space to relax and unwind after a long day. Additionally, you'll love the convenience of the large laundry room, which offers plenty of space to wash, dry, and fold your clothes. But the real standout feature of this property is the large garage and backyard. The garage offers ample space for parking your car, storing your tools, or pursuing your hobbies. The backyard is truly a nature lover's paradise, with mature trees, lush greenery, and plenty of space for outdoor activities. This home is situated in a prime location, close to shopping, dining, and entertainment options. Whether you're a first-time homebuyer, downsizing, or looking for a weekend getaway, this tiny home is perfect for you. Don't miss out on this rare opportunity to own a truly unique and special property in Evansville's East End!

25. 2022-09-27
    listed $99,495 Active

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$77/yr (+$6/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 (shaded) · 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: $10,042
• − Mortgage interest: −$3,915
• − Property taxes: −$439
• − Insurance: −$350
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,033
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,338/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

-29.7% since first listed

11 events — show timeline

• 2026-03-03 Relisted — IRMLS
• 2026-02-23 Pending — IRMLS
• 2026-02-11 Price Changed $69,900 IRMLS
• 2026-01-27 Relisted — IRMLS
• 2026-01-16 Pending — IRMLS
• 2026-01-07 Price Changed $79,000 IRMLS
• 2025-11-30 Listed $89,000 IRMLS
• 2023-06-07 Sold (MLS) $85,000 IRMLS
• 2023-04-21 Pending — IRMLS
• 2023-03-06 Listed $97,500 IRMLS
• 2022-09-27 Listed $99,495 IRMLS

Property tax history

-11.2%/yr

Latest (2024): $439 · +2.7% YoY. Source: county tax records.