1310 N 14th St · Vincennes, IN 47591

$101,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 80 Days on market

Built 1951 10,019 sqft lot $60/sqft · 34% below area Est $153k · 34% 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 +8.2/10.0
• 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

Welcome to this 3-bedroom, 2-bath ranch home offering comfort, convenience, and standout features throughout. The spacious den—with its cozy fireplace—creates the perfect gathering spot, while the full unfinished basement provides endless potential for storage and hobbies. The impressive primary bath, featuring a dual vanity, relaxing soaking tub, and an oversized two-headed steam shower that brings spa-level luxury right to your daily routine. Outside, enjoy a full privacy-fenced backyard with a 2-car detached garage. HUD Home Case Number 156-560707 Selling "As-Is". “Plumbing failed to hold pressure at time of initial inspection. Due to this failure, HUD’s Field Service Manager will not permit the connection of water for the purpose of inspection. Only air test will be permitted on the plumbing. Please advise your potential lender to ensure they will permit an air test in lieu of the connection of water. ”

Key facts

• Dual vanity
• Soaking tub
• 0.23 acre lot

Tags

• FULL UNFINISHED BASEMENT
• DUAL VANITY
• SOAKING TUB
• FULL PRIVACY-FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $95k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: 136 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 $698 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $18k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,940 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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. 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: 1.32% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.14%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $152,678
• List price: $101,000
• Delta: -33.85%
• 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
1231 Dewolf St	0.25mi	3/2.0	1,678 (-0%)	10mo	$186,000	$111	80
1115 State St	0.42mi	3/2.0	1,800 (+7%)	3mo	$167,000	$93	66
1810 Forbes Rd	0.66mi	3/2.0	1,714 (+2%)	3mo	$265,000	$155	63
704 N 9th St	0.55mi	4/2.0 (+1)	1,720 (+2%)	4mo	$162,000	$94	62
928 Seminary St	0.58mi	2/1.5 (-1)	1,680 (0%)	10mo	$80,000	$48	58
2006 Prospect Ave	0.59mi	3/1.5	1,798 (+7%)	2mo	$215,000	$120	57
2003 College Ave	0.71mi	3/2.0	1,643 (-2%)	8mo	$180,100	$110	56
1813 Indiana Ave	0.45mi	2/2.0 (-1)	1,536 (-9%)	7mo	$169,900	$111	54
1912 Margaret Dr	0.66mi	3/2.0	1,568 (-7%)	7mo	$259,900	$166	52
804 N 5th St	0.71mi	3/2.0	1,536 (-9%)	6mo	$85,000	$55	48
1302 Busseron St	0.70mi	3/2.5	1,866 (+11%)	4mo	$171,000	$92	44
608 N 6th St	0.73mi	3/2.0	1,904 (+13%)	7mo	$170,000	$89	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $10,832
• Equity at exit: $15,059

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $44,384
• Equity at exit: $8,733

Cash invested: $28,280 (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: 136
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$530
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $427

Break-even live

Break-even rent $790

Max offer price $101,000

Occupancy floor 63%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $101,000 Pending 80 DOM
2. 2026-06-16
   days on market $101,000 Active 80 DOM
3. 2026-06-15
   days on market $101,000 Active 79 DOM
4. 2026-06-13
   days on market $101,000 Active 77 DOM
5. 2026-06-12
   days on market $101,000 Active 76 DOM
6. 2026-06-09
   days on market $101,000 Active 73 DOM
7. 2026-06-08
   days on market $101,000 Active 72 DOM
8. 2026-06-07
   days on market $101,000 Active 71 DOM
9. 2026-06-07
   days on market $101,000 Active 70 DOM
10. 2026-06-04
    days on market $101,000 Active 67 DOM
11. 2026-06-02
    days on market $101,000 Active 66 DOM
12. 2026-06-01
    days on market $101,000 Active 65 DOM
13. 2026-05-31
    days on market $101,000 Active 64 DOM
14. 2026-05-31
    days on market $101,000 Active 63 DOM
15. 2026-05-12
    price $101,000 960-char remark

    Show marketing remark (960 chars)

    Welcome to this 3-bedroom, 2-bath ranch home offering comfort, convenience, and standout features throughout. The spacious den—with its cozy fireplace—creates the perfect gathering spot, while the full unfinished basement provides endless potential for storage and hobbies. The impressive primary bath, featuring a dual vanity, relaxing soaking tub, and an oversized two-headed steam shower that brings spa-level luxury right to your daily routine. Outside, enjoy a full privacy-fenced backyard with a 2-car detached garage. HUD Home Case Number 156-560707 Selling "As-Is". “Plumbing failed to hold pressure at time of initial inspection. Due to this failure, HUD’s Field Service Manager will not permit the connection of water for the purpose of inspection. Only air test will be permitted on the plumbing. Please advise your potential lender to ensure they will permit an air test in lieu of the connection of water. ”

16. 2026-03-27
    listed $119,000 Active 960-char remark

    Show marketing remark (960 chars)

    Welcome to this 3-bedroom, 2-bath ranch home offering comfort, convenience, and standout features throughout. The spacious den—with its cozy fireplace—creates the perfect gathering spot, while the full unfinished basement provides endless potential for storage and hobbies. The impressive primary bath, featuring a dual vanity, relaxing soaking tub, and an oversized two-headed steam shower that brings spa-level luxury right to your daily routine. Outside, enjoy a full privacy-fenced backyard with a 2-car detached garage. HUD Home Case Number 156-560707 Selling "As-Is". “Plumbing failed to hold pressure at time of initial inspection. Due to this failure, HUD’s Field Service Manager will not permit the connection of water for the purpose of inspection. Only air test will be permitted on the plumbing. Please advise your potential lender to ensure they will permit an air test in lieu of the connection of water. ”

17. 2025-02-02
    listed $160,000 Active
18. 2019-12-13
    soldstatus $78,000
19. 2019-07-01
    listed $84,500

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$114/yr (+$9/mo · 18.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $15,976
• − Mortgage interest: −$5,658
• − Property taxes: −$631
• − Insurance: −$505
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,938
• Taxable income: $3,688
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $4,244/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

+19.5% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $101,000 IRMLS
• 2026-03-27 Listed $119,000 IRMLS
• 2025-02-02 Listed $160,000 IRMLS
• 2019-12-13 Sold (MLS) $78,000 IRMLS
• 2019-07-01 Listed $84,500 IRMLS

Property tax history

-0.6%/yr

Latest (2024): $631 · -54.0% YoY. Source: county tax records.