1410 E Indiana St · Evansville, IN 47711

$95,000

3 bd · 1.0 ba · 758 sqft · SingleFamily public records · 236 Days on market

Built 1925 3,180 sqft lot Est $127k · 25% under ↓ 1% since listing

---

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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.2/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors: This is a package of 7 homes. Includes:1410 E Indiana $900) 817 W Franklin $1300) 1021 N Elliott $1000) 1019 Bellemeade $873) 1112 S Harlan $800) 2222 S Walnut LN $775) 302 E Louisiana $1000. Price per package $665,000

Key facts

• 3,180 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Other: Property located in the Garvinwood subdivision
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Detached 2-car garage
• Security: Security features not provided
• Utilities: Public water; Public sewer
• Home design: Single-family site-built residence; One story
• Construction: Aluminum siding and vinyl siding; Built as site-built home
• Exterior features: Level lot; Lot dimensions approximately 26 x 128

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Has basement with partial crawl space; Total of 4 rooms
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Evans School (math 9% / reading 7%, grade F, #945 of 994 statewide, top 95%, 499 students, 85% 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) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 229 active listings in the ZIP; 16 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 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 1925 — 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: 1.12% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $126,586
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 E Illinois St	0.17mi	2/1.0 (-1)	780 (+3%)	0mo	$129,900	$167	82
1642 E Indiana St	0.20mi	2/1.0 (-1)	748 (-1%)	8mo	$127,000	$170	77
1625 E Indiana St	0.15mi	2/1.0 (-1)	792 (+4%)	6mo	$30,000	$38	76
1728 E Franklin St	0.32mi	2/1.0 (-1)	812 (+7%)	6mo	$64,900	$80	63
1746 E Columbia St	0.56mi	2/1.0 (-1)	761 (+0%)	9mo	$50,000	$66	61
1309 John St	0.22mi	2/1.0 (-1)	660 (-13%)	5mo	$80,000	$121	59
803 Hercules Ave	0.61mi	2/1.5 (-1)	758 (0%)	6mo	$128,500	$170	59
2037 E Virginia St	0.61mi	2/1.0 (-1)	822 (+8%)	1mo	$139,900	$170	51
1313 E Maryland St	0.51mi	2/1.0 (-1)	674 (-11%)	9mo	$70,000	$104	46
917 Hercules Ave	0.68mi	2/1.0 (-1)	818 (+8%)	9mo	$156,000	$191	43
904 N Lincoln Park Dr	0.72mi	3/1.0	864 (+14%)	1mo	$186,500	$216	42
1311 E Missouri St	0.63mi	2/1.0 (-1)	869 (+15%)	3mo	$144,900	$167	38

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.17×
• Total profit: $4,404
• Equity at exit: $14,165

10-year hold

• IRR: 16.6%
• Equity multiple: 2.59×
• Total profit: $42,201
• Equity at exit: $8,214

Cash invested: $26,600 (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 47711

• Home prices YoY: -32.3%
• Rents YoY: 6.7%
• Active inventory: 229
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,060 high
• Mortgage (P&I): −$498
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $247

Break-even live

Break-even rent $748

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $300	-5% $273	+0% $247	+5% $220	+10% $193
Rent	-10% $163	-5% $205	+0% $247	+5% $288	+10% $330
Rate	-1.0pp $294	-0.5pp $271	base $247	+0.5pp $222	+1.0pp $197

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	14d	1	0.02mi
1440 E Division St Evansville, IN	2.0	1.0	689	$1,250	$1.81	14d	1	0.05mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	14d	1	0.10mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	14d	1	0.13mi
1680 E Franklin St #1682 Evansville, IN	2.0	1.0	675	$855	$1.27	22d	7	0.28mi
210 S Weinbach Ave Evansville, IN	3.0	1.0	1080	$1,450	$1.34	22d	1	0.53mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	22d	1	0.65mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	22d	1	0.87mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	22d	1	0.92mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	22d	1	1.14mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	22d	1	1.38mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	14d	1	1.45mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	1.46mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	14d	1	1.46mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	22d	1	1.47mi
900 S Saint James Blvd Evansville, IN	3.0	2.0	1118	$1,450	$1.30	22d	1	1.49mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $95,000 Pending 236 DOM
2. 2026-06-02
   days on market $95,000 Active 232 DOM
3. 2026-06-01
   days on market $95,000 Active 231 DOM
4. 2026-05-31
   days on market $95,000 Active 230 DOM
5. 2026-05-30
   days on market $95,000 Active 229 DOM
6. 2026-02-16
   price $95,000
7. 2025-10-13
   listed $96,000 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: $641 · $53/mo
• Projected year-2 tax: $724 · $60/mo
• Expected delta: +$83/yr (+$7/mo · 13.0%)

ⓘ 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: $12,726
• − Mortgage interest: −$5,321
• − Property taxes: −$641
• − Insurance: −$475
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$2,764
• Taxable income: $1,488
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,602/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): 30,944
• Household income: $66,320
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 659.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 205.62
• Rent YoY: ▲ 6.72%
• 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

-1.0% since first listed

2 events — show timeline

• 2026-02-16 Price Changed $95,000 IRMLS
• 2025-10-13 Listed $96,000 IRMLS

Property tax history

-5.5%/yr

Latest (2024): $641 · -2.0% YoY. Source: county tax records.