4620 Crowne Ridge Ct · Evansville, IN 47725

$206,000

3 bd · 2.0 ba · 1,279 sqft · SingleFamily public records

Built 2004 6,098 sqft lot Est $234k · 12% under

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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 +19.6/30.0
• ARV discount +12.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The beautiful curb appeal is just the start of the amenities and the nice floor plan this home has to offer. As you walk into the foyer you are greeted by the great room with vaulted ceilings and large windows. The eat in kitchen is large with lots of cabinets and counter space and has a patio door that leads onto a spacious patio in the large fenced in back yard. The fence has a gate for convenient access and a large yard barn. Just off the kitchen is the laundry room with storage closet and cabinets and leads into the 2 car garage with service door and pull down attic stairs, for extra storage. The master is spacious and has a walk in closet and full bath. The other two bedrooms are nice sized with a full bath off the hall. The décor is neutral and the house is in move in condition. The home is located minutes from shopping, dining, and entertainment.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $206k.

Deal economics

• At list price, monthly cash flow is $237 ($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 $200k (3.2% below list).
• Recommended offer: $200k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Oak Hill Elementary (math 61% / reading 62%, grade B, #117 of 994 statewide, top 12%, 547 students, 27% 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 average 35% FRL vs 50% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 59% at this address vs 40% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Evansville Vanderburgh School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 423 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $199,500 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $234,057
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4524 Erinwood Ct	0.11mi	3/2.0	1,267 (-1%)	2mo	$245,000	$193	92
4610 Erinwood Ct	0.10mi	3/2.0	1,320 (+3%)	4mo	$250,000	$189	87
4608 Baywood Ct	0.05mi	3/2.0	1,323 (+3%)	6mo	$239,900	$181	87
4525 Baywood Ct	0.06mi	3/2.0	1,285 (+0%)	12mo	$235,000	$183	86
4545 Rathbone Dr	0.12mi	3/2.0	1,310 (+2%)	9mo	$248,000	$189	83
4641 Capehart St	0.18mi	3/2.0	1,293 (+1%)	12mo	$238,000	$184	80
4733 Rathbone Dr	0.14mi	3/2.0	1,350 (+6%)	8mo	$245,000	$181	77
9121 Hartsaw St	0.28mi	3/2.0	1,272 (-0%)	11mo	$220,000	$173	76
9126 Wynnfield Dr	0.38mi	3/2.0	1,318 (+3%)	1mo	$265,000	$201	76
4625 Rathbone Dr	0.12mi	3/2.0	1,334 (+4%)	16mo	$234,000	$175	74
4700 Hartsaw Ct	0.26mi	3/2.0	1,366 (+7%)	14mo	$220,000	$161	65
10720 N Green River Rd	0.73mi	3/1.0	1,441 (+13%)	9mo	$182,500	$127	34

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-18,328
• Equity at exit: $30,715

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,363
• Equity at exit: $17,811

Cash invested: $57,680 (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 47725

• Home prices YoY: -28.3%
• Active inventory: 423
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,080
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $237

Break-even live

Break-even rent $1,695

Max offer price $206,000

Occupancy floor 83%

Sensitivity live

Price	-10% $353	-5% $295	+0% $237	+5% $178	+10% $120
Rent	-10% $79	-5% $158	+0% $237	+5% $315	+10% $394
Rate	-1.0pp $340	-0.5pp $289	base $237	+0.5pp $183	+1.0pp $129

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2331 Jamaica Ct Evansville, IN	3.0	2.0	1388	$1,995	$1.44	15d	1	1.40mi

Listing history 7 events

1. 2026-05-15
   historical
2. 2026-05-15
   listed $206,000
3. 2022-06-24
   soldstatus $219,900 Closed 872-char remark

   Show marketing remark (872 chars)

   The beautiful curb appeal is just the start of the amenities and the nice floor plan this home has to offer. As you walk into the foyer you are greeted by the great room with vaulted ceilings and large windows. The eat in kitchen is large with lots of cabinets and counter space and has a patio door that leads onto a spacious patio in the large fenced in back yard. The fence has a gate for convenient access and a large yard barn. Just off the kitchen is the laundry room with storage closet and cabinets and leads into the 2 car garage with service door and pull down attic stairs, for extra storage. The master is spacious and has a walk in closet and full bath. The other two bedrooms are nice sized with a full bath off the hall. The décor is neutral and the house is in move in condition. The home is located minutes from shopping, dining, and entertainment.

4. 2022-05-27
   historical 872-char remark

   Show marketing remark (872 chars)

   The beautiful curb appeal is just the start of the amenities and the nice floor plan this home has to offer. As you walk into the foyer you are greeted by the great room with vaulted ceilings and large windows. The eat in kitchen is large with lots of cabinets and counter space and has a patio door that leads onto a spacious patio in the large fenced in back yard. The fence has a gate for convenient access and a large yard barn. Just off the kitchen is the laundry room with storage closet and cabinets and leads into the 2 car garage with service door and pull down attic stairs, for extra storage. The master is spacious and has a walk in closet and full bath. The other two bedrooms are nice sized with a full bath off the hall. The décor is neutral and the house is in move in condition. The home is located minutes from shopping, dining, and entertainment.

5. 2022-05-25
   listed $219,900 872-char remark

   Show marketing remark (872 chars)

   The beautiful curb appeal is just the start of the amenities and the nice floor plan this home has to offer. As you walk into the foyer you are greeted by the great room with vaulted ceilings and large windows. The eat in kitchen is large with lots of cabinets and counter space and has a patio door that leads onto a spacious patio in the large fenced in back yard. The fence has a gate for convenient access and a large yard barn. Just off the kitchen is the laundry room with storage closet and cabinets and leads into the 2 car garage with service door and pull down attic stairs, for extra storage. The master is spacious and has a walk in closet and full bath. The other two bedrooms are nice sized with a full bath off the hall. The décor is neutral and the house is in move in condition. The home is located minutes from shopping, dining, and entertainment.

6. 2019-03-22
   soldstatus $146,500 784-char remark

   Show marketing remark (784 chars)

   Great northeast side location! 3 bedroom 2 bath brick front ranch. Open floor plan with valued ceilings in the living and dinning. The eat in kitchen features upgraded cabinets, ceramic tile flooring, eating/working island, pantry and a sliding glass door to the back patio. The master suit includes a full bath and walk in closet that includes shelving and drawer storage. All the hard surface areas entry, kitchen, laundry and baths are ceramic tile. The furnace is a 90% high efficiency. Pull down storage from the garage plus a large storage bar out back. Privacy fenced in back yard. Included are the small kitchen and garage refrigerators. Also the TV's and brackets in bedrooms #2 and #3 are included. The bunk beds in the south east bedroom is included. One year 2/10 warranty

7. 2019-01-08
   listed $144,900 784-char remark

   Show marketing remark (784 chars)

   Great northeast side location! 3 bedroom 2 bath brick front ranch. Open floor plan with valued ceilings in the living and dinning. The eat in kitchen features upgraded cabinets, ceramic tile flooring, eating/working island, pantry and a sliding glass door to the back patio. The master suit includes a full bath and walk in closet that includes shelving and drawer storage. All the hard surface areas entry, kitchen, laundry and baths are ceramic tile. The furnace is a 90% high efficiency. Pull down storage from the garage plus a large storage bar out back. Privacy fenced in back yard. Included are the small kitchen and garage refrigerators. Also the TV's and brackets in bedrooms #2 and #3 are included. The bunk beds in the south east bedroom is included. One year 2/10 warranty

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$11,539
• − Property taxes: −$2,079
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,993
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $2,968/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

• City population: 146,793
• Population (ZIP): 19,436

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1% Tagalog/Filipino 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: ▼ -70.73%
• Current HPI: 179.2534
• 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

+42.2% since first listed

7 events — show timeline

• 2026-05-15 Listed $206,000 IRMLS
• 2026-05-15 Delisted — IRMLS
• 2022-06-24 Sold (MLS) $219,900 IRMLS
• 2022-05-27 Delisted — IRMLS
• 2022-05-25 Listed $219,900 IRMLS
• 2019-03-22 Sold (MLS) $146,500 IRMLS
• 2019-01-08 Listed $144,900 IRMLS

Property tax history

+7.3%/yr

Latest (2024): $2,079 · +3.7% YoY. Source: county tax records.