1343 E Indiana St · Evansville, IN 47711

$85,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 112 Days on market

Built 1929 3,920 sqft lot Est $128k · 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.9/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled home and ready to move into. All new inside! Why pay rent when you can own a home that is cheaper than rent. Cute bungalow with 2 bedrooms and a spacious living room. Small garage out back for storage. Per seller: New Flooring, new kitchen cabinets, new windows, newer furnace, new drain lines, new paint, new appliances.

Key facts

• Manageable yard
• Brand new roof
• Vintage clawfoot tub

Tags

• BRAND NEW ROOF
• VINTAGE CLAWFOOT TUB
• 16X16 STORAGE BUILDING
• MANAGEABLE YARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding
• Exterior features: Level lot; Outbuilding

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Wall unit cooling
• Interior features: 5 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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 (+6.7%/yr); 229 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 1.19% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.74%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $128,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1624 E Illinois St	0.24mi	2/1.0	780 (+2%)	0mo	$129,900	$167	86
1625 E Indiana St	0.21mi	2/1.0	792 (+3%)	6mo	$30,000	$38	80
1642 E Indiana St	0.26mi	2/1.0	748 (-3%)	8mo	$127,000	$170	77
1728 E Franklin St	0.39mi	2/1.0	812 (+6%)	6mo	$64,900	$80	67
1309 John St	0.16mi	2/1.0	660 (-14%)	5mo	$80,000	$121	65
1746 E Columbia St	0.62mi	2/1.0	761 (-1%)	9mo	$50,000	$66	62
803 Hercules Ave	0.67mi	2/1.5	758 (-1%)	6mo	$128,500	$170	59
1713 E Illinois St	0.32mi	2/1.0	874 (+14%)	6mo	$144,100	$165	57
2037 E Virginia St	0.68mi	2/1.0	822 (+7%)	1mo	$139,900	$170	56
1313 E Maryland St	0.52mi	2/1.0	674 (-12%)	9mo	$70,000	$104	48
917 Hercules Ave	0.74mi	2/1.0	818 (+6%)	9mo	$156,000	$191	47
1311 E Missouri St	0.64mi	2/1.0	869 (+13%)	3mo	$144,900	$167	46

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.21×
• Total profit: $4,971
• Equity at exit: $12,674

10-year hold

• IRR: 17.7%
• Equity multiple: 2.71×
• Total profit: $40,789
• Equity at exit: $7,349

Cash invested: $23,800 (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 47711

• Home prices YoY: -32.3%
• Rents YoY: 6.7%
• Active inventory: 229
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,010 high
• Mortgage (P&I): −$446
• Tax from tax record: −$84 /mo · $1,003/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $233

Break-even live

Break-even rent $715

Max offer price $85,000

Occupancy floor 72%

Sensitivity live

Price	-10% $281	-5% $257	+0% $233	+5% $209	+10% $185
Rent	-10% $153	-5% $193	+0% $233	+5% $273	+10% $313
Rate	-1.0pp $276	-0.5pp $254	base $233	+0.5pp $211	+1.0pp $188

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	14d	1	0.05mi
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	14d	1	0.07mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	14d	1	0.08mi
1440 E Division St Evansville, IN	2.0	1.0	689	$1,250	$1.81	14d	1	0.10mi
1680 E Franklin St #1682 Evansville, IN	2.0	1.0	675	$855	$1.27	22d	7	0.32mi
210 S Weinbach Ave Evansville, IN	3.0	1.0	1080	$1,450	$1.34	22d	1	0.58mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	22d	1	0.60mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	22d	1	0.86mi
2151 E Columbia St #2193 Evansville, IN	1.0	1.0	600	$695	$1.16	14d	1	0.86mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	22d	1	0.88mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	22d	1	1.10mi
1021 Jefferson Ave Evansville, IN	1.0	1.0	798	$795	$1.00	14d	1	1.25mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	22d	1	1.38mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	1.41mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	22d	1	1.41mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	14d	1	1.44mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	22d	1	1.46mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	22d	1	1.46mi
1909 Taylor Ave Evansville, IN	2.0	1.0	700	$1,200	$1.71	14d	1	1.48mi

Listing history 13 events

1. 2026-05-22
   status Pending
2. 2026-05-14
   price $85,000
3. 2026-04-16
   price $90,000
4. 2026-03-04
   price $95,000
5. 2026-01-30
   listed $97,000 Active
6. 2026-01-16
   price $97,000
7. 2025-11-11
   price $97,500
8. 2025-07-30
   listed $100,000 Active
9. 2023-01-20
   soldstatus $57,000 Closed 344-char remark

   Show marketing remark (344 chars)

   Completely remodeled home and ready to move into. All new inside! Why pay rent when you can own a home that is cheaper than rent. Cute bungalow with 2 bedrooms and a spacious living room. Small garage out back for storage. Per seller: New Flooring, new kitchen cabinets, new windows, newer furnace, new drain lines, new paint, new appliances.

10. 2022-12-16
    status Pending 344-char remark

    Show marketing remark (344 chars)

    Completely remodeled home and ready to move into. All new inside! Why pay rent when you can own a home that is cheaper than rent. Cute bungalow with 2 bedrooms and a spacious living room. Small garage out back for storage. Per seller: New Flooring, new kitchen cabinets, new windows, newer furnace, new drain lines, new paint, new appliances.

11. 2022-12-15
    price $59,900 344-char remark

    Show marketing remark (344 chars)

    Completely remodeled home and ready to move into. All new inside! Why pay rent when you can own a home that is cheaper than rent. Cute bungalow with 2 bedrooms and a spacious living room. Small garage out back for storage. Per seller: New Flooring, new kitchen cabinets, new windows, newer furnace, new drain lines, new paint, new appliances.

12. 2022-11-09
    price $64,900 344-char remark

    Show marketing remark (344 chars)

    Completely remodeled home and ready to move into. All new inside! Why pay rent when you can own a home that is cheaper than rent. Cute bungalow with 2 bedrooms and a spacious living room. Small garage out back for storage. Per seller: New Flooring, new kitchen cabinets, new windows, newer furnace, new drain lines, new paint, new appliances.

13. 2022-10-19
    listed $69,900 Active 344-char remark

    Show marketing remark (344 chars)

    Completely remodeled home and ready to move into. All new inside! Why pay rent when you can own a home that is cheaper than rent. Cute bungalow with 2 bedrooms and a spacious living room. Small garage out back for storage. Per seller: New Flooring, new kitchen cabinets, new windows, newer furnace, new drain lines, new paint, new appliances.

ⓘ 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: $1,003 · $84/mo
• Projected year-2 tax: $1,003 · $84/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 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: $12,114
• − Mortgage interest: −$4,761
• − Property taxes: −$1,003
• − Insurance: −$425
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,473
• Taxable income: $1,514
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,430/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): 30,944
• Household income: $66,320
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 659.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 205.62
• Rent YoY: ▲ 6.72%
• 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

+21.6% since first listed

13 events — show timeline

• 2026-05-22 Pending — IRMLS
• 2026-05-14 Price Changed $85,000 IRMLS
• 2026-04-16 Price Changed $90,000 IRMLS
• 2026-03-04 Price Changed $95,000 IRMLS
• 2026-01-30 Listed $97,000 IRMLS
• 2026-01-16 Price Changed $97,000 IRMLS
• 2025-11-11 Price Changed $97,500 IRMLS
• 2025-07-30 Listed $100,000 IRMLS
• 2023-01-20 Sold (MLS) $57,000 IRMLS
• 2022-12-16 Pending — IRMLS
• 2022-12-15 Price Changed $59,900 IRMLS
• 2022-11-09 Price Changed $64,900 IRMLS
• 2022-10-19 Listed $69,900 IRMLS

Property tax history

-2.0%/yr

Latest (2024): $1,003 · -11.1% YoY. Source: county tax records.