610 Taylor Ave · Evansville, IN 47713

$129,900

3 bd · 2.0 ba · 2,044 sqft · SingleFamily public records · 51 Days on market

Built 1919 4,792 sqft lot Est $145k · 10% under ↓ 4% since listing

---

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 +24.8/30.0
• ARV discount +12.2/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity at 610 Taylor in Evansville! This well-maintained duplex features two income-producing units: Unit A offers 2 bedrooms and 1 bath, which was previously rented for $1,000/month, while Unit B is a 1 bedroom, 1 bath unit rented for $695/month. Unit B has been recently updated throughout and is occupied by a new tenant, providing added appeal and reduced near-term maintenance. Property includes a detached garage in the rear—an attractive bonus for tenants and potential for additional value. Owner currently covers water, sewer, and trash, averaging approximately $107/month. Each unit is equipped with a refrigerator and range provided by the owner. A solid addit

Key facts

• Recently updated
• Recent improvements
• Detached garage

Tags

• INVESTMENT OPPORTUNITY
• INCOME PRODUCING UNITS
• RECENTLY UPDATED
• DETACHED GARAGE
• RECENT IMPROVEMENTS

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Garage; On-street parking; 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); 2 stories; Entry level information not provided; Facing direction not provided
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof; Built year not provided
• Exterior features: Covered patio/porch; Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms; 4 main-level bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Range; Refrigerator; Vinyl flooring; Partial basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Glenwood Leadership Academy (math 10% / reading 12%, grade F, #909 of 994 statewide, top 92%, 416 students, 88% FRL) — zoned schools average 88% FRL vs 50% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 40% district-wide (-28 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 (+9.9%/yr); 118 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).
• This rent runs 40% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $145,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Madison Ave	0.31mi	4/1.0 (+1)	2,045 (0%)	7mo	$77,000	$38	70
929 S Garvin St	0.41mi	4/2.0 (+1)	2,007 (-2%)	7mo	$110,000	$55	67
637 Adams Ave	0.29mi	3/2.0	1,769 (-14%)	0mo	$260,000	$147	63
820 Taylor Ave	0.28mi	3/1.5	1,820 (-11%)	6mo	$128,750	$71	61
758-760 S Evans Ave	0.69mi	3/2.0	1,992 (-2%)	6mo	$115,000	$58	59
1012 S Linwood Ave	0.36mi	4/2.0 (+1)	1,818 (-11%)	5mo	$51,000	$28	56
606 E Gum St	0.69mi	3/2.0	1,920 (-6%)	3mo	$165,000	$86	55
1024 Ravenswood Dr	0.53mi	3/1.5	1,780 (-13%)	1mo	$191,900	$108	51
805 E Chandler Ave	0.59mi	3/2.0	2,273 (+11%)	7mo	$289,900	$128	48
802 - 804 E Powell Ave	0.55mi	4/2.0 (+1)	2,304 (+13%)	6mo	$27,000	$12	43
615 E Gum St	0.67mi	2/1.0 (-1)	1,819 (-11%)	1mo	$92,000	$51	40
810 E Gum St	0.74mi	3/1.0	1,820 (-11%)	4mo	$155,000	$85	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.10×
• Total profit: $3,566
• Equity at exit: $19,369

10-year hold

• IRR: 16.1%
• Equity multiple: 2.59×
• Total profit: $58,003
• Equity at exit: $11,231

Cash invested: $36,372 (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 47713

• Home prices YoY: -34.1%
• Rents YoY: 9.9%
• Active inventory: 118
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $275

Break-even live

Break-even rent $1,004

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 Washington Ave Evansville, IN	4.0	1.0	1984	$1,595	$0.80	21d	1	0.81mi

Listing history 16 events

1. 2026-06-18
   days on market $129,900 Active 51 DOM
2. 2026-06-17
   days on market $129,900 Active 50 DOM
3. 2026-06-16
   pricedays on market $129,900 Active 49 DOM
4. 2026-06-15
   days on market $134,900 Active 48 DOM
5. 2026-06-14
   days on market $134,900 Active 46 DOM
6. 2026-06-13
   days on market $134,900 Active 45 DOM
7. 2026-06-10
   days on market $134,900 Active 43 DOM
8. 2026-06-09
   days on market $134,900 Active 42 DOM
9. 2026-06-08
   days on market $134,900 Active 41 DOM
10. 2026-06-07
    days on market $134,900 Active 40 DOM
11. 2026-06-02
    days on market $134,900 Active 35 DOM
12. 2026-06-01
    days on market $134,900 Active 34 DOM
13. 2026-05-31
    days on market $134,900 Active 33 DOM
14. 2026-05-30
    pricedays on market $134,900 Active 32 DOM
15. 2026-05-12
    price $139,900
16. 2026-04-28
    listed $144,999 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: $695 · $58/mo
• Projected year-2 tax: $899 · $75/mo
• Expected delta: +$205/yr (+$17/mo · 29.5%)

ⓘ 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 · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,226
• − Mortgage interest: −$7,276
• − Property taxes: −$695
• − Insurance: −$650
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,779
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,004/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): 9,988
• Household income: $40,873
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 735.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Two or more races 7% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -119.22%
• Current HPI: 229.9312
• Rent YoY: ▲ 9.87%
• 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

-3.5% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $139,900 IRMLS
• 2026-04-28 Listed $144,999 IRMLS

Property tax history

+12.0%/yr

Latest (2024): $695 · +2.2% YoY. Source: county tax records.