720 E Oregon St · Evansville, IN 47711

$95,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 130 Days on market

Built 1929 3,049 sqft lot Est $82k · 15% over

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Why this score? — see what drove the D+ 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Please do not disturb the Tenants. Need 48 Hours notice to show. Offer must be accepted contingent upon walk through. This is a package deal with 6 investment properties. (1-1157 Sweetser rents $585.00 (2-1521 Ravenswood rents $825.00 (3-720 E Oregon rents for $700.00 month (4-618 E Missouri rents $820.00 (5-918 Sonntag rents $675.00 (6-3507 Kathleen Ave rent $725.00. Total package for $574,284.00.

Key facts

• 3,049 sq ft lot
• Built 1929
• Listed 130 days

Property features AI

Finance

• Other: Property type listed as Residential

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; 792 above-grade finished area
• Exterior features: Level lot

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Forced air heating; No cooling
• Interior features: 5 total rooms; Main-level laundry; Basement present (no finished details provided); One full bathroom (main level)
• Laundry & utility: Laundry on main level; Natural gas forced-air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $93k (1.7% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Delaware Elementary School (math 22% / reading 16%, grade F, #829 of 994 statewide, top 84%, 338 students, 90% 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).
• Market conditions: Rents rising fast (+6.7%/yr); 229 active listings in the ZIP; 27 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).
• This rent is only 17% of the median local income ($66k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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

• 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $82,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 E Missouri St	0.05mi	2/1.0	714 (-10%)	1mo	$23,000	$32	80
638 E Missouri St	0.13mi	3/1.0 (+1)	840 (+6%)	3mo	$25,500	$30	76
717 E Iowa St	0.29mi	2/1.0	768 (-3%)	7mo	$31,700	$41	75
715 E Louisiana St	0.11mi	2/1.0	875 (+10%)	8mo	$115,000	$131	70
1309 N Garvin St	0.30mi	2/1.0	736 (-7%)	8mo	$50,000	$68	67
313 E Tennessee St	0.42mi	2/1.0	824 (+4%)	10mo	$64,500	$78	65
619 Keck Ave	0.62mi	2/1.0	848 (+7%)	0mo	$152,000	$179	59
15 E Tennessee St	0.60mi	2/1.0	752 (-5%)	10mo	$93,500	$124	55
710 Reis Ave	0.57mi	1/1.0 (-1)	720 (-9%)	2mo	$70,000	$97	52
1311 E Missouri St	0.65mi	2/1.0	869 (+10%)	3mo	$144,900	$167	51
16 W Tennessee St	0.69mi	2/1.0	894 (+13%)	10mo	$119,000	$133	38
1313 E Maryland St	0.65mi	2/1.0	674 (-15%)	9mo	$70,000	$104	37

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,862
• Equity at exit: $14,165

10-year hold

• IRR: 11.3%
• Equity multiple: 2.02×
• Total profit: $27,111
• Equity at exit: $8,214

Cash invested: $26,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$498
• Tax from tax record: −$44 /mo · $529/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $156

Break-even live

Break-even rent $736

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $210	-5% $183	+0% $156	+5% $129	+10% $102
Rent	-10% $82	-5% $119	+0% $156	+5% $193	+10% $230
Rate	-1.0pp $204	-0.5pp $180	base $156	+0.5pp $131	+1.0pp $106

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 E Eichel Ave Unit A Evansville, IN	1.0	1.0	675	$745	$1.10	21d	1	0.55mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	21d	1	0.65mi
1018 Baker Ave Unit B Evansville, IN	1.0	1.0	800	$625	$0.78	21d	1	0.71mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	14d	1	0.71mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	0.80mi
500 Richardt Ave Evansville, IN	1.0	1.0	550	$700	$1.27	21d	1	0.84mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	21d	1	0.90mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	14d	1	0.93mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	0.94mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	21d	1	0.94mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	14d	1	0.95mi
2501 N Evans Ave Unit A Evansville, IN	2.0	1.0	856	$900	$1.05	21d	1	1.00mi
820 Negley Ave Unit B Evansville, IN	1.0	1.0	575	$695	$1.21	21d	1	1.01mi
1415 E Indiana St Evansville, IN	2.0	1.0	814	$795	$0.98	14d	1	1.05mi
1219 Joan Ave Unit 1219 Evansville, IN	2.0	1.0	725	$845	$1.17	14d	1	1.06mi
2511 N Kentucky Ave Unit 23 Evansville, IN	1.0	1.0	584	$650	$1.11	21d	1	1.07mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	21d	1	1.07mi
941 Stanley Ave Unit A Evansville, IN	1.0	1.0	850	$800	$0.94	21d	1	1.07mi
1440 E Division St Evansville, IN	2.0	1.0	689	$1,250	$1.81	14d	1	1.08mi
1680 E Franklin St #1682 Evansville, IN	2.0	1.0	675	$855	$1.27	21d	7	1.10mi
406 Edgar St Unit 1 Evansville, IN	1.0	1.0	530	$1,500	$2.83	21d	1	1.11mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	1.18mi
1111 Stanley Ave Evansville, IN	2.0	1.0	670	$1,000	$1.49	21d	1	1.19mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	21d	1	1.32mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	1.34mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	21d	1	1.39mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,505	$2.10	14d	1	1.47mi

Listing history 23 events

1. 2026-06-10
   status $95,000 Pending 130 DOM
2. 2026-06-09
   days on market $95,000 Active 130 DOM
3. 2026-06-08
   days on market $95,000 Active 129 DOM
4. 2026-06-07
   days on market $95,000 Active 128 DOM
5. 2026-06-02
   days on market $95,000 Active 123 DOM
6. 2026-06-01
   days on market $95,000 Active 122 DOM
7. 2026-05-31
   days on market $95,000 Active 121 DOM
8. 2026-05-30
   days on market $95,000 Active 120 DOM
9. 2026-03-09
   price $95,000
10. 2026-01-28
    listed $95,714 Active
11. 2025-10-29
    historical $695
12. 2025-10-17
    price $695
13. 2025-09-20
    listed $700
14. 2025-07-31
    price $95,714
15. 2025-07-23
    price $96,000
16. 2025-06-26
    listed $670,000 Active
17. 2024-10-06
    historical $700
18. 2024-10-02
    price $700
19. 2024-08-28
    price $775
20. 2024-08-01
    price $800
21. 2024-06-29
    listed $850
22. 2018-12-19
    listed $29,900
23. 2016-05-09
    listed $29,900

ⓘ 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: $529 · $44/mo
• Projected year-2 tax: $668 · $56/mo
• Expected delta: +$139/yr (+$12/mo · 26.4%)

ⓘ 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 ≥106°F today · 19 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: $11,208
• − Mortgage interest: −$5,321
• − Property taxes: −$529
• − Insurance: −$475
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$2,764
• Taxable income: $326
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $1,794/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

+217.7% since first listed

15 events — show timeline

• 2026-03-09 Price Changed $95,000 IRMLS
• 2026-01-28 Listed $95,714 IRMLS
• 2025-10-29 Rental Removed $695 APPFOLIO
• 2025-10-17 Price Changed $695 APPFOLIO
• 2025-09-20 Listed for Rent $700 APPFOLIO
• 2025-07-31 Price Changed $95,714 IRMLS
• 2025-07-23 Price Changed $96,000 IRMLS
• 2025-06-26 Listed $670,000 IRMLS
• 2024-10-06 Rental Removed $700 APPFOLIO
• 2024-10-02 Price Changed $700 APPFOLIO
• 2024-08-28 Price Changed $775 APPFOLIO
• 2024-08-01 Price Changed $800 APPFOLIO
• 2024-06-29 Listed for Rent $850 APPFOLIO
• 2018-12-19 Listed $29,900 IRMLS
• 2016-05-09 Listed $29,900 IRMLS

Property tax history

-4.4%/yr

Latest (2024): $529 · +1.9% YoY. Source: county tax records.