1219 S Linwood Ave · Evansville, IN 47713

$102,000

3 bd · 2.0 ba · 1,983 sqft · SingleFamily · 43 Days on market

Built 1919 Poor condition 6,055 sqft lot Est $151k · 32% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has two Units. Must have at least 48 Hours' notice. Must have accepted offer Subject to Buyers Walk-Thru. 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 $

Key facts

• 6,055 sq ft lot
• Built 1919
• Listed 43 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; 2 stories
• Construction: Stone exterior
• Exterior features: Level lot; Lot dimensions approximately 42 x 144

Interior

• Bedrooms: Bedrooms located on various levels
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Partial, unfinished basement; Total of 5 rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 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 43% 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 $705 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($99k) 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.42% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.43%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $150,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
637 Adams Ave	0.15mi	3/2.0	1,769 (-11%)	0mo	$260,000	$147	74
929 S Garvin St	0.31mi	4/2.0 (+1)	2,007 (+1%)	7mo	$110,000	$55	73
758-760 S Evans Ave	0.52mi	3/2.0	1,992 (+0%)	6mo	$115,000	$58	70
820 Taylor Ave	0.21mi	3/1.5	1,820 (-8%)	6mo	$128,750	$71	69
1012 S Linwood Ave	0.19mi	4/2.0 (+1)	1,818 (-8%)	5mo	$51,000	$28	68
606 E Gum St	0.56mi	3/2.0	1,920 (-3%)	3mo	$165,000	$86	66
308 Madison Ave	0.36mi	4/1.0 (+1)	2,045 (+3%)	7mo	$77,000	$38	63
1024 Ravenswood Dr	0.46mi	3/1.5	1,780 (-10%)	1mo	$191,900	$108	59
810 E Gum St	0.57mi	3/1.0	1,820 (-8%)	4mo	$155,000	$85	52
615 E Gum St	0.54mi	2/1.0 (-1)	1,819 (-8%)	1mo	$92,000	$51	51
805 E Chandler Ave	0.41mi	3/2.0	2,273 (+15%)	7mo	$289,900	$128	51
1140 Covert Ave	0.61mi	2/1.0 (-1)	1,705 (-14%)	0mo	$130,000	$76	39

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: 15.7%
• Equity multiple: 1.67×
• Total profit: $19,088
• Equity at exit: $15,209

10-year hold

• IRR: 27.8%
• Equity multiple: 4.06×
• Total profit: $87,514
• Equity at exit: $8,819

Cash invested: $28,560 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$535
• Tax est. 1.5%: −$128 /mo · $1,530/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $439

Break-even live

Break-even rent $892

Max offer price $102,000

Occupancy floor 65%

Sensitivity live

Price	-10% $509	-5% $474	+0% $439	+5% $404	+10% $368
Rent	-10% $324	-5% $382	+0% $439	+5% $496	+10% $553
Rate	-1.0pp $490	-0.5pp $465	base $439	+0.5pp $412	+1.0pp $385

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.66mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,700	$1.55	21d	6	1.06mi

Listing history 15 events

1. 2026-06-18
   days on market $102,000 Active 43 DOM
2. 2026-06-17
   days on market $102,000 Active 42 DOM
3. 2026-06-16
   days on market $102,000 Active 41 DOM
4. 2026-06-15
   days on market $102,000 Active 40 DOM
5. 2026-06-14
   days on market $102,000 Active 38 DOM
6. 2026-06-13
   days on market $102,000 Active 37 DOM
7. 2026-06-10
   days on market $102,000 Active 35 DOM
8. 2026-06-09
   days on market $102,000 Active 34 DOM
9. 2026-06-08
   days on market $102,000 Active 33 DOM
10. 2026-06-07
    days on market $102,000 Active 32 DOM
11. 2026-06-02
    days on market $102,000 Active 27 DOM
12. 2026-06-01
    days on market $102,000 Active 26 DOM
13. 2026-05-31
    days on market $102,000 Active 25 DOM
14. 2026-05-30
    days on market $102,000 Active 24 DOM
15. 2026-05-05
    listed $102,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,372
• − Mortgage interest: −$5,714
• − Property taxes: −$1,530
• − Insurance: −$510
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,967
• Taxable income: $3,872
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $4,336/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including landscaping, exterior repairs, and interior updates. Immediate action is needed to improve its condition and increase its value.

Repairs flagged

• Major overgrown vegetation — Needs immediate removal for safety and aesthetics
• Major debris — Needs removal to prevent further damage and improve safety
• Major exterior siding — Needs repair or replacement due to visible damage

Value-add opportunities

• Both landscaping and exterior repairs — Improves curb appeal and safety
• Both interior repairs and updates — Enhances livability and marketability
• Both roof inspection and repair — Ensures structural integrity and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
overgrown vegetation · Needs immediate removal for safety and aesthetics	Major	$15,000–50,000
debris · Needs removal to prevent further damage and improve safety	Major	$15,000–50,000
exterior siding · Needs repair or replacement due to visible damage	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and exterior repairs — Improves curb appeal and safety ↑
• Both interior repairs and updates — Enhances livability and marketability ↑
• Both roof inspection and repair — Ensures structural integrity and safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-05 Listed $102,000 IRMLS