813 Jefferson Ave · Evansville, IN 47713

$109,900

2 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 55 Days on market

Built 1914 3,920 sqft lot Est $116k · 5% 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 +25.7/30.0
• ARV discount +9.8/15.0
• DSCR +8.6/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bed, 1 bath home is loaded with charm and character and could be a wonderful starter home with additional updates. The home features a covered front porch and full unfinished basement. Entering the home, you're greeted by the spacious living room with an abundance of natural light, leading into the large formal dining area. The kitchen features a generous amount of cabinetry and an extension to the laundry area and pantry storage. There are two spacious bedrooms with access to the full hall bath. The full unfinished basement offers plenty of space and headroom, perfect for extra storage or a flex room. The shaded backyard includes a storage shed. Home is currently tenant occupied, n

Key facts

• Covered front porch
• Laundry area
• Pantry storage

Tags

• COVERED FRONT PORCH
• FULL UNFINISHED BASEMENT
• FORMAL DINING AREA
• GENEROUS AMOUNT OF CABINETRY
• LAUNDRY AREA
• PANTRY STORAGE

Property features AI

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story
• Construction: Aluminum siding and brick exterior; Shingle roof
• Exterior features: Covered porch; Partial chain link fencing; Shed on the property; Landscaped, level lot

Interior

• Kitchen: Refrigerator included
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Living room fireplace; Basement is full and unfinished; Five total rooms
• Laundry & utility: Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+9.9%/yr); 118 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).
• This rent runs 36% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1914 — 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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. 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?
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: 1.10% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $115,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 E Blackford Ave	0.25mi	2/1.0	1,327 (+2%)	1mo	$22,000	$17	84
717 E Blackford Ave	0.23mi	3/1.0 (+1)	1,303 (+0%)	5mo	$29,250	$22	80
1101 Ravenswood Dr	0.47mi	2/1.0	1,269 (-2%)	1mo	$155,000	$122	73
613 Madison Ave	0.25mi	3/1.0 (+1)	1,176 (-10%)	4mo	$165,000	$140	64
1025 Jefferson Ave	0.29mi	2/1.0	1,453 (+12%)	5mo	$113,000	$78	63
868 Bellemeade Ave	0.54mi	2/1.0	1,232 (-5%)	5mo	$150,000	$122	62
1108 E Blackford Ave	0.42mi	2/1.0	1,176 (-10%)	3mo	$48,500	$41	62
1414 Marshall Ave	0.70mi	3/1.0 (+1)	1,364 (+5%)	1mo	$122,000	$89	53
1041 E Chandler Ave	0.43mi	3/2.0 (+1)	1,412 (+9%)	6mo	$167,888	$119	52
1563 Marshall Ave	0.73mi	3/1.5 (+1)	1,338 (+3%)	3mo	$83,000	$62	52
1059 Waggoner Ave	0.57mi	2/2.0	1,150 (-12%)	1mo	$125,000	$109	49
1045 Bayard Park Dr	0.48mi	3/1.5 (+1)	1,440 (+11%)	4mo	$110,000	$76	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.17×
• Total profit: $5,266
• Equity at exit: $16,386

10-year hold

• IRR: 17.7%
• Equity multiple: 2.79×
• Total profit: $55,095
• Equity at exit: $9,502

Cash invested: $30,772 (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 47713

• Home prices YoY: -34.1%
• Rents YoY: 9.9%
• Active inventory: 118
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$576
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $262

Break-even live

Break-even rent $877

Max offer price $109,900

Occupancy floor 73%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	20d	1	0.26mi
734 Bayard Park Dr Evansville, IN	3.0	2.0	1000	$1,425	$1.43	20d	1	0.41mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	20d	1	0.57mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	13d	1	0.59mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	20d	1	0.74mi
615 SE 3rd St Unit D Evansville, IN	1.0	1.0	1122	$895	$0.80	20d	1	0.92mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	20d	1	0.94mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,700	$1.55	20d	6	1.14mi
315 SE 1st St Evansville, IN	1.0	1.0	1331	$1,695	$1.27	20d	1	1.17mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	20d	4	1.23mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,725	$2.41	13d	17	1.29mi
1303 E Indiana St Evansville, IN	2.0	1.0	975	$1,195	$1.23	13d	1	1.33mi
1321 E Indiana St Evansville, IN	2.0	1.0	964	$1,050	$1.09	13d	1	1.34mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	20d	1	1.38mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	20d	1	1.42mi
313 NW Martin Luther King Junior Blvd Unit 311 Evansville, IN	2.0	1.0	1200	$950	$0.79	20d	1	1.43mi
1952 Colts Ln Evansville, IN	1.0–3.0	1.0	1146	$1,035	$0.90	20d	8	1.45mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	13d	7	1.48mi
2340 Sunburst Blvd Unit 2200-202 Evansville, IN	3.0	1.0	973	$1,050	$1.08	20d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 55 DOM
2. 2026-06-17
   days on market $109,900 Active 54 DOM
3. 2026-06-16
   days on market $109,900 Active 53 DOM
4. 2026-06-15
   days on market $109,900 Active 52 DOM
5. 2026-06-14
   days on market $109,900 Active 50 DOM
6. 2026-06-13
   days on market $109,900 Active 49 DOM
7. 2026-06-10
   days on market $109,900 Active 47 DOM
8. 2026-06-09
   days on market $109,900 Active 46 DOM
9. 2026-06-08
   days on market $109,900 Active 45 DOM
10. 2026-06-07
    days on market $109,900 Active 44 DOM
11. 2026-06-02
    days on market $109,900 Active 39 DOM
12. 2026-06-01
    days on market $109,900 Active 38 DOM
13. 2026-05-31
    days on market $109,900 Active 37 DOM
14. 2026-05-30
    days on market $109,900 Active 36 DOM
15. 2026-05-19
    price $109,900
16. 2026-04-23
    listed $114,900 Active
17. 2025-10-22
    price $99,900
18. 2025-10-07
    price $104,900
19. 2025-09-25
    price $108,000
20. 2025-09-12
    listed $109,000 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: $852 · $71/mo
• Projected year-2 tax: $893 · $74/mo
• Expected delta: +$41/yr (+$3/mo · 4.8%)

ⓘ 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 (shaded) · 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,513
• − Mortgage interest: −$6,156
• − Property taxes: −$852
• − Insurance: −$550
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$3,197
• Taxable income: $1,436
• Est. tax owed @ 24.0%: −$345
• After-tax cash flow: $2,803/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): 9,988
• Household income: $40,873
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 735.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Two or more races 7% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -119.22%
• Current HPI: 229.9312
• Rent YoY: ▲ 9.87%
• 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

+0.8% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $109,900 IRMLS
• 2026-04-23 Listed $114,900 IRMLS
• 2025-10-22 Price Changed $99,900 IRMLS
• 2025-10-07 Price Changed $104,900 IRMLS
• 2025-09-25 Price Changed $108,000 IRMLS
• 2025-09-12 Listed $109,000 IRMLS

Property tax history

+3.3%/yr

Latest (2024): $852 · -11.8% YoY. Source: county tax records.