1206 Oakley St · Evansville, IN 47710

$79,900

3 bd · 1.0 ba · 1,640 sqft · SingleFamily public records · 97 Days on market

Built 1904 3,096 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Currently a rental property rented for $825 per month on a month-to month lease. This home features 3 bedrooms and one bath.

Key facts

• 3,096 sq ft lot
• Built 1904
• Listed 96 days

Property features AI

Finance

• Financial info: Annual tax: $848.60

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Site-built home; 2 stories
• Construction: Vinyl siding
• Exterior features: Irregular-shaped lot; Lot dimensions approximately 24 x 129

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; Main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Crawl space basement; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/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: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Delaware Elementary School (math 22% / reading 16%, grade F, #829 of 994 statewide, top 84%, 338 students, 90% FRL); 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).
• Market conditions: 88 active listings in the ZIP; 11 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $62k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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: 1.40% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.29%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $42,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Edgar St	0.10mi	3/1.0	1,512 (-8%)	0mo	$86,000	$57	82
1321 Oakley St	0.10mi	3/1.0	1,506 (-8%)	4mo	$14,000	$9	79
1023 W Franklin St	0.63mi	3/1.0	1,648 (+0%)	5mo	$107,000	$65	65
1110 W Delaware St	0.48mi	3/1.0	1,529 (-7%)	5mo	$20,000	$13	62
112 W Missouri St	0.43mi	3/2.0	1,704 (+4%)	12mo	$30,000	$18	60
615 N Third Ave	0.41mi	3/1.5	1,858 (+13%)	1mo	$40,000	$22	56
1112 1114 Read St	0.32mi	2/2.0 (-1)	1,456 (-11%)	2mo	$17,500	$12	56
920 W Florida St	0.18mi	3/2.0	1,875 (+14%)	11mo	$24,002	$13	54
20 W Eichel Ave	0.53mi	2/2.0 (-1)	1,552 (-5%)	6mo	$134,000	$86	53
29 E Oregon St	0.65mi	3/2.0	1,544 (-6%)	7mo	$40,000	$26	50
104 E Tennessee St	0.67mi	4/2.0 (+1)	1,710 (+4%)	4mo	$145,500	$85	49
19 E Columbia St	0.67mi	4/2.0 (+1)	1,750 (+7%)	4mo	$115,000	$66	45

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $9,961
• Equity at exit: $11,913

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $38,169
• 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 47710

• Home prices YoY: -29.7%
• Active inventory: 88
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$419
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $360

Break-even live

Break-even rent $661

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $405	-5% $382	+0% $360	+5% $337	+10% $314
Rent	-10% $271	-5% $316	+0% $360	+5% $404	+10% $448
Rate	-1.0pp $400	-0.5pp $380	base $360	+0.5pp $339	+1.0pp $318

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: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Harriet St Evansville, IN	3.0	2.0	2000	$995	$0.50	14d	1	0.26mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	14d	1	0.67mi
109 E Eichel Ave Unit B Evansville, IN	4.0	2.0	1228	$1,257	$1.02	22d	1	0.69mi
121 E Florida St Evansville, IN	4.0	2.0	1702	$100	$0.06	22d	1	0.70mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	0.81mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	22d	1	0.90mi
313 NW Martin Luther King Junior Blvd Unit 311 Evansville, IN	2.0	1.0	1200	$950	$0.79	22d	1	0.91mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	22d	1	0.92mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	14d	1	1.24mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	22d	1	1.28mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	22d	4	1.44mi

Listing history 14 events

1. 2026-06-09
   days on market $79,900 Active 97 DOM
2. 2026-06-08
   days on market $79,900 Active 96 DOM
3. 2026-06-07
   days on market $79,900 Active 95 DOM
4. 2026-06-02
   days on market $79,900 Active 90 DOM
5. 2026-06-01
   days on market $79,900 Active 89 DOM
6. 2026-05-31
   days on market $79,900 Active 88 DOM
7. 2026-05-30
   days on market $79,900 Active 87 DOM
8. 2026-04-22
   price $79,900
9. 2026-03-04
   listed $83,900 Active
10. 2025-10-29
    price $83,900
11. 2025-08-21
    listed $84,900 Active
12. 2022-03-11
    soldstatus $62,000
13. 2021-12-23
    listed $69,900
14. 2014-02-27
    listed $59,995

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $842 · $70/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 ≥106°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: $13,400
• − Mortgage interest: −$4,476
• − Property taxes: −$842
• − Insurance: −$400
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$2,324
• Taxable income: $3,215
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,545/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): 18,309
• Household income: $47,292
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 722.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 6% Hispanic / Latino 4%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -91.84%
• Current HPI: 217.586
• Rent YoY: —
• 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

+33.2% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $79,900 IRMLS
• 2026-03-04 Listed $83,900 IRMLS
• 2025-10-29 Price Changed $83,900 IRMLS
• 2025-08-21 Listed $84,900 IRMLS
• 2022-03-11 Sold (MLS) $62,000 IRMLS
• 2021-12-23 Listed $69,900 IRMLS
• 2014-02-27 Listed $59,995 IRMLS

Property tax history

+13.9%/yr

Latest (2024): $842 · +3.9% YoY. Source: county tax records.