307 Church St · Vincennes, IN 47591

$139,900

3 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 31 Days on market

Built 1910 6,403 sqft lot $76/sqft · 13% below area Est $160k · 13% under ↓ 7% since listing

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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 +21.7/30.0
• ARV discount +13.3/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enter into the timeless charm of this beautiful historic home located in the heart of downtown Vincennes. Built in 1910, the two story brick home offers 4 bedrooms and 1.5 bathrooms, blending classic character with well maintained conditions. From the moment you enter, you will appreciate the beautiful staircase and the gorgeous original woodwork that showcases the craftsmanship era. Enjoy morning or evenings relaxing in the enclosed front porch! This home is ready for its new owner.

Key facts

• Beautiful staircase
• Original woodwork
• Historic home

Tags

• HISTORIC HOME
• ENCLOSED FRONT PORCH
• ORIGINAL WOODWORK
• BEAUTIFUL STAIRCASE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (5.0% below list).
• Recommended offer: $133k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.1% in Vincennes — 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 70/100 on livability (#148 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Vincennes Community School Corporation (town): math 34% / reading 38% proficiency, ranked #193 of 301 in IN (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 36 units permitted in Knox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Knox County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $132,933 (5.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.58%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $160,433
• List price: $139,900
• Delta: -12.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Barnett St	0.09mi	4/2.0 (+1)	1,704 (-7%)	6mo	$173,000	$102	74
319 Bayou St	0.23mi	4/1.0 (+1)	1,689 (-8%)	0mo	$175,000	$104	66
702 Buntin St	0.41mi	4/2.0 (+1)	1,782 (-3%)	6mo	$30,000	$17	66
608 N 6th St	0.52mi	3/2.0	1,904 (+4%)	7mo	$170,000	$89	64
216 Buntin St	0.32mi	3/1.5	1,672 (-9%)	6mo	$163,000	$97	63
209 Seminary St	0.43mi	4/1.5 (+1)	1,768 (-4%)	10mo	$82,500	$47	58
1302 Busseron St	0.73mi	3/2.5	1,866 (+2%)	4mo	$171,000	$92	58
718 Buntin St	0.43mi	3/1.0	2,027 (+10%)	3mo	$170,000	$84	56
704 N 9th St	0.64mi	4/2.0 (+1)	1,720 (-6%)	4mo	$162,000	$94	51
1303 Vigo St	0.73mi	3/2.0	1,960 (+7%)	8mo	$174,900	$89	48
928 Seminary St	0.61mi	2/1.5 (-1)	1,680 (-8%)	10mo	$80,000	$48	42
1136 Broadway St	0.65mi	4/2.0 (+1)	2,016 (+10%)	9mo	$110,000	$55	41

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-9,054
• Equity at exit: $20,860

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $9,480
• Equity at exit: $12,096

Cash invested: $39,172 (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 47591

• Home prices YoY: -19.5%
• Active inventory: 139
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $215

Break-even live

Break-even rent $1,058

Max offer price $139,900

Occupancy floor 79%

Sensitivity live

Price	-10% $294	-5% $254	+0% $215	+5% $175	+10% $136
Rent	-10% $110	-5% $162	+0% $215	+5% $267	+10% $320
Rate	-1.0pp $285	-0.5pp $250	base $215	+0.5pp $178	+1.0pp $142

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-03
   status $139,900 Pending 31 DOM
2. 2026-06-02
   days on market $139,900 Active 31 DOM
3. 2026-06-01
   days on market $139,900 Active 30 DOM
4. 2026-05-31
   days on market $139,900 Active 29 DOM
5. 2026-05-31
   days on market $139,900 Active 28 DOM
6. 2026-05-08
   price $148,900 489-char remark

   Show marketing remark (489 chars)

   Enter into the timeless charm of this beautiful historic home located in the heart of downtown Vincennes. Built in 1910, the two story brick home offers 4 bedrooms and 1.5 bathrooms, blending classic character with well maintained conditions. From the moment you enter, you will appreciate the beautiful staircase and the gorgeous original woodwork that showcases the craftsmanship era. Enjoy morning or evenings relaxing in the enclosed front porch! This home is ready for its new owner.

7. 2026-05-06
   status Active 489-char remark

   Show marketing remark (489 chars)

   Enter into the timeless charm of this beautiful historic home located in the heart of downtown Vincennes. Built in 1910, the two story brick home offers 4 bedrooms and 1.5 bathrooms, blending classic character with well maintained conditions. From the moment you enter, you will appreciate the beautiful staircase and the gorgeous original woodwork that showcases the craftsmanship era. Enjoy morning or evenings relaxing in the enclosed front porch! This home is ready for its new owner.

8. 2026-04-21
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Enter into the timeless charm of this beautiful historic home located in the heart of downtown Vincennes. Built in 1910, the two story brick home offers 4 bedrooms and 1.5 bathrooms, blending classic character with well maintained conditions. From the moment you enter, you will appreciate the beautiful staircase and the gorgeous original woodwork that showcases the craftsmanship era. Enjoy morning or evenings relaxing in the enclosed front porch! This home is ready for its new owner.

9. 2026-04-15
   listed $149,900 Active 489-char remark

   Show marketing remark (489 chars)

   Enter into the timeless charm of this beautiful historic home located in the heart of downtown Vincennes. Built in 1910, the two story brick home offers 4 bedrooms and 1.5 bathrooms, blending classic character with well maintained conditions. From the moment you enter, you will appreciate the beautiful staircase and the gorgeous original woodwork that showcases the craftsmanship era. Enjoy morning or evenings relaxing in the enclosed front porch! This home is ready for its new owner.

10. 2026-01-16
    status Active
11. 2025-12-18
    status Pending
12. 2025-11-04
    historical Active Under Contract
13. 2025-09-15
    listed $159,900 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: $522 · $43/mo
• Projected year-2 tax: $856 · $71/mo
• Expected delta: +$334/yr (+$28/mo · 63.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,952
• − Mortgage interest: −$7,837
• − Property taxes: −$522
• − Insurance: −$700
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$4,070
• Taxable income: $272
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,512/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: Vincennes Community School Corporation
• NCES district ID: 1812120
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $38,359
• Composite: 30.05/100
• National rank: #6354
• State rank: #193 of 301 in IN

Livability — Vincennes

• Score: 70/100
• State rank: #148
• US rank: #7480

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vincennes, IN
• Population (ZIP): 25,191

Population outlook (Knox County) Hauer SSP2

• Today (2025): 37,092 people
• By 2030: 36,271 · -2.2%
• By 2040: 34,196 · -7.8%
• By 2050: 32,405 · -12.6%
• By 2075: 28,754 · -22.5%
• By 2100: 24,110 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 3% Black 2% Asian 1%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Chinese 1%

Political lean MEDSL · Knox

• 2024 margin: Solid R (+50.4) · D 24.0% · R 74.4% · Other 1.6%
• 2008→2024 swing: -43.9pp toward R · 2008: -6.5pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.4 2016: R+47.2 2012: R+28.9 2008: R+6.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.26%
• Current HPI: 194.903
• Rent YoY: —
• Metro: —
• 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

-6.9% since first listed

8 events — show timeline

• 2026-05-08 Price Changed $148,900 IRMLS
• 2026-05-06 Relisted — IRMLS
• 2026-04-21 Pending — IRMLS
• 2026-04-15 Listed $149,900 IRMLS
• 2026-01-16 Relisted — IRMLS
• 2025-12-18 Pending — IRMLS
• 2025-11-04 Contingent — IRMLS
• 2025-09-15 Listed $159,900 IRMLS

Property tax history

-2.9%/yr

Latest (2024): $522 · -48.0% YoY. Source: county tax records.