1316 N Fifth Ave · Evansville, IN 47710

$65,000

2 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 111 Days on market

Built 1914 4,282 sqft lot Est $47k · 39% over

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

Listing remarks

Attn: Investors: This is a package of 11 Homes. 1)1316 N Fifth Rented for $1000, 2) 1609 Reinhardt rents for $645. 3) 1625 Reinhardt rents for $900.00. 4)1335 E Franklin rents for $700. 5)909 N Fifth Rented for $715. 6)921 W Missouri rents for $700.7)509 E Iowa rents for $600.8)707 E Iowa rents for $715, 9)414 E Virgina rented for $600. Total for all homes is $715,000.00

Key facts

• 4,282 sq ft lot
• Built 1914
• Listed 111 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Wood siding
• Exterior features: Level lot; Lot dimensions approximately 36 x 119

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($982 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Cedar Hall Community School (math 13% / reading 19%, grade F, #854 of 994 statewide, top 86%, 509 students, 93% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools average 72% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP; 20 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1914 — 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: 1.51% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.84%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $46,722
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 N Fourth Ave	0.26mi	2/1.0	1,200 (+0%)	16mo	$35,000	$29	74
1017 W Florida St	0.24mi	2/1.0	1,056 (-12%)	6mo	$20,000	$19	64
708 N 3rd Ave	0.48mi	2/1.0	1,100 (-8%)	0mo	$4,000	$4	64
1116 Georgia St	0.17mi	2/1.0	1,032 (-14%)	7mo	$40,000	$39	63
1515 Florence St	0.37mi	2/1.0	1,104 (-8%)	15mo	$30,000	$27	57
916 N 1st Ave	0.49mi	2/1.5	1,236 (+3%)	16mo	$72,000	$58	57
911 W Delaware St	0.53mi	2/1.0	1,100 (-8%)	8mo	$45,000	$41	55
1216 Edgar St	0.57mi	3/1.0 (+1)	1,112 (-7%)	5mo	$29,000	$26	53
1407 W Maryland St	0.31mi	3/2.0 (+1)	1,098 (-8%)	18mo	$131,000	$119	47
410 N 4th Ave	0.60mi	3/2.0 (+1)	1,175 (-2%)	16mo	$65,000	$55	47
1309 W Delaware St	0.40mi	3/1.0 (+1)	1,064 (-11%)	13mo	$118,000	$111	47
1215 Harriet St	0.74mi	3/1.0 (+1)	1,116 (-7%)	7mo	$19,900	$18	44

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: 18.2%
• Equity multiple: 1.74×
• Total profit: $13,442
• Equity at exit: $9,692

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $42,532
• Equity at exit: $5,620

Cash invested: $18,200 (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: 5.5×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$341
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $377

Break-even live

Break-even rent $505

Max offer price $65,000

Occupancy floor 57%

Sensitivity live

Price	-10% $413	-5% $395	+0% $377	+5% $358	+10% $340
Rent	-10% $299	-5% $338	+0% $377	+5% $415	+10% $454
Rate	-1.0pp $409	-0.5pp $393	base $377	+0.5pp $360	+1.0pp $343

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 W Missouri St Evansville, IN	2.0	1.0	800	$950	$1.19	14d	1	0.18mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	14d	1	0.40mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	14d	1	0.81mi
1900 W Indiana St Evansville, IN	3.0	1.0	960	$995	$1.04	21d	1	0.95mi
1018 Baker Ave Unit B Evansville, IN	1.0	1.0	800	$625	$0.78	21d	1	0.95mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	14d	1	0.96mi
1151 Diamond Pl Evansville, IN	1.0	1.0	700	$780	$1.11	21d	1	1.05mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	21d	1	1.13mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	1.14mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	21d	1	1.18mi
313 NW Martin Luther King Junior Blvd Unit 311 Evansville, IN	2.0	1.0	1200	$950	$0.79	21d	1	1.19mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	1.20mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	1.22mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	1.27mi
2517 W Illinois St Evansville, IN	2.0	1.0	938	$960	$1.02	21d	1	1.29mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	21d	1	1.36mi
2708 W Franklin St Unit 4 Evansville, IN	2.0	1.0	1100	$900	$0.82	21d	1	1.38mi
300 Main St Unit 1 D3 Evansville, IN	1.0	1.0	800	$2,000	$2.50	21d	1	1.42mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,505	$2.10	14d	1	1.45mi
702 Fairway Dr Evansville, IN	1.0–2.0	1.0	800	$640	$0.80	21d	2	1.47mi

Listing history 18 events

1. 2026-06-10
   status $65,000 Pending 111 DOM
2. 2026-06-09
   days on market $65,000 Active 111 DOM
3. 2026-06-08
   days on market $65,000 Active 110 DOM
4. 2026-06-07
   days on market $65,000 Active 109 DOM
5. 2026-06-02
   days on market $65,000 Active 104 DOM
6. 2026-06-01
   days on market $65,000 Active 103 DOM
7. 2026-05-31
   days on market $65,000 Active 102 DOM
8. 2026-05-30
   days on market $65,000 Active 101 DOM
9. 2026-02-18
   listed $65,000 Active
10. 2025-11-15
    historical $1,000
11. 2025-11-07
    listed $1,000
12. 2025-10-26
    historical $1,100
13. 2025-10-22
    listed $1,100
14. 2025-07-23
    price $65,000
15. 2025-05-29
    status Active
16. 2025-05-15
    status Pending
17. 2025-05-09
    listed $390,000 Active
18. 2016-05-09
    listed $35,900

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $462 · $38/mo
• Expected delta: +$91/yr (+$8/mo · 24.4%)

ⓘ 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 3/10 Moderate 5% 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: $11,781
• − Mortgage interest: −$3,641
• − Property taxes: −$371
• − Insurance: −$325
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$1,891
• Taxable income: $3,668
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $3,640/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

+81.1% since first listed

10 events — show timeline

• 2026-02-18 Listed $65,000 IRMLS
• 2025-11-15 Rental Removed $1,000 APPFOLIO
• 2025-11-07 Listed for Rent $1,000 APPFOLIO
• 2025-10-26 Rental Removed $1,100 APPFOLIO
• 2025-10-22 Listed for Rent $1,100 APPFOLIO
• 2025-07-23 Price Changed $65,000 IRMLS
• 2025-05-29 Relisted — IRMLS
• 2025-05-15 Pending — IRMLS
• 2025-05-09 Listed $390,000 IRMLS
• 2016-05-09 Listed $35,900 IRMLS

Property tax history

-4.8%/yr

Latest (2024): $371 · +1.7% YoY. Source: county tax records.