1301-1303 E Sycamore St · Evansville, IN 47714

$119,000

1 bd · 1.0 ba · 702 sqft · SingleFamily public records · 43 Days on market

Built 1997 3,171 sqft lot

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Why this score? — see what drove the D- 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 +8.8/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention Investors this is a package of 15 Properties. See the list on Addendum. 1011 Cherry St rents for $875.00. 1023 Cherry St rents for $973.00. 1105 E Gum St rents for $990.00. 1106/1108/1110 Rents for $2038.00. 1114 Cherry rents for $1050.00. 1130 S Grand rents for $983.00. 1219 S Linwood 2 units Rents for $1,720.00. 1301 & 1303 E Sycamore St Rents for $500.00 & 778.00 1712 Culverson rents for $990.00. 1829 Marshall rents for $801.00. 202 Waggoner Ave Rents for $788.00. 514 E Illinois Rents for $1,265.00. 764 Cross rents for $974.00. 200 Sweetser rents for $675.00. Total for package is 1,500.000

Key facts

• 3,171 sq ft lot
• Built 1997
• Listed 43 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Level lot

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Six total rooms; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-97 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (17.2% below list).
• Recommended offer: $99k (17.2% below list) — sets the bar for 1% rule.

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 (+7.9%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,509 (17.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $73,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 John St	0.07mi	2/1.0 (+1)	660 (-6%)	5mo	$80,000	$121	78
1315 John St	0.07mi	2/1.0 (+1)	656 (-7%)	10mo	$62,000	$95	72
1642 E Indiana St	0.43mi	2/1.0 (+1)	748 (+7%)	8mo	$127,000	$170	58
1624 E Illinois St	0.44mi	2/1.0 (+1)	780 (+11%)	0mo	$129,900	$167	56
1625 E Indiana St	0.38mi	2/1.0 (+1)	792 (+13%)	6mo	$30,000	$38	51
1313 E Maryland St	0.70mi	2/1.0 (+1)	674 (-4%)	9mo	$70,000	$104	48
1109 E Chandler Ave	0.71mi	2/1.0 (+1)	720 (+3%)	12mo	$52,500	$73	48
521 S Kerth Ave	0.33mi	2/1.0 (+1)	784 (+12%)	15mo	$144,000	$184	48
1520 E Indiana St	0.33mi	2/1.0 (+1)	800 (+14%)	12mo	$123,000	$154	46
1117 E Chandler Ave	0.71mi	2/1.0 (+1)	732 (+4%)	12mo	$52,500	$72	45
1159 E Columbia St	0.66mi	2/1.0 (+1)	760 (+8%)	14mo	$48,000	$63	39
1116 E Chandler Ave	0.68mi	2/1.0 (+1)	796 (+13%)	12mo	$66,000	$83	31

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: -16.5%
• Equity multiple: 0.39×
• Total profit: $-20,392
• Equity at exit: $17,743

10-year hold

• IRR: -0.9%
• Equity multiple: 0.92×
• Total profit: $-2,627
• Equity at exit: $10,289

Cash invested: $33,320 (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: 10.1×

Monthly cashflow live

• Estimated rent: $985 high
• Mortgage (P&I): −$624
• Tax from tax record: −$202 /mo · $2,425/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-97

Break-even live

Break-even rent $1,109

Max offer price $101,777

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-64	+0% $-97	+5% $-131	+10% $-165
Rent	-10% $-175	-5% $-136	+0% $-97	+5% $-59	+10% $-20
Rate	-1.0pp $-38	-0.5pp $-67	base $-97	+0.5pp $-128	+1.0pp $-160

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1440 E Division St Evansville, IN	2.0	1.0	689	$1,250	$1.81	14d	1	0.25mi
1680 E Franklin St #1682 Evansville, IN	2.0	1.0	675	$855	$1.27	22d	7	0.54mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	22d	1	0.69mi
538 S Spring St Evansville, IN	1.0	1.0	500	$850	$1.70	22d	1	0.85mi
2151 E Columbia St #2193 Evansville, IN	1.0	1.0	600	$695	$1.16	14d	1	1.06mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	14d	1	1.23mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	14d	1	1.33mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,287	$1.50	14d	7	1.34mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	22d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $119,000 Active 43 DOM
2. 2026-06-17
   days on market $119,000 Active 42 DOM
3. 2026-06-16
   days on market $119,000 Active 41 DOM
4. 2026-06-15
   days on market $119,000 Active 40 DOM
5. 2026-06-14
   days on market $119,000 Active 38 DOM
6. 2026-06-13
   days on market $119,000 Active 37 DOM
7. 2026-06-10
   days on market $119,000 Active 35 DOM
8. 2026-06-09
   days on market $119,000 Active 34 DOM
9. 2026-06-08
   days on market $119,000 Active 33 DOM
10. 2026-06-07
    days on market $119,000 Active 32 DOM
11. 2026-06-02
    days on market $119,000 Active 27 DOM
12. 2026-06-01
    days on market $119,000 Active 26 DOM
13. 2026-05-31
    days on market $119,000 Active 25 DOM
14. 2026-05-30
    remarks 613-char remark
15. 2026-05-30
    days on market $119,000 Active 24 DOM
16. 2026-05-05
    listed $119,000 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: $2,425 · $202/mo
• Projected year-2 tax: $2,425 · $202/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 17 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: $11,821
• − Mortgage interest: −$6,666
• − Property taxes: −$2,425
• − Insurance: −$595
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$3,462
• Taxable loss: −$3,218
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $-398/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

1 event — show timeline

• 2026-05-05 Listed $119,000 IRMLS