Lyndon Plan · Evansville, IN 47725

$396,000

4 bd · 2.5 ba · 2,520 sqft · SingleFamily · 111 Days on market

Excellent condition 2-car garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +5.6/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Lyndon Plan: Where Luxury Meets Practicality. Elevate your lifestyle with the Lyndon Plan, a floorplan that seamlessly blends elegance with functionality. Nestled in the heart of innovation, this home is meticulously crafted to cater to your every need, offering a haven of comfort and style. * * Spacious 2-Car Garage and Mud Room: * * Pull into your spacious 2-car garage, where the promise of convenience begins. With ample space for your vehicles and more, this feature ensures your vehicles stay protected and your possessions well-organized. The adjacent mudroom welcomes you home, providing a designated space to shed the day's stress and clutter.

Key facts

• Separate den
• Walk-in closets
• Mud room

Tags

• SPACIOUS 2-CAR GARAGE
• MUD ROOM
• WALK-IN CLOSETS
• SEPARATE DEN

🏗️ New construction. The $396,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $459,133.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $396k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-645 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (19.2% below list).
• Recommended offer: $320k (19.2% below list) — sets the bar for 1% rule.

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: 575 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 508 units permitted in Vanderburgh County in 2024 (32 in 5+ unit buildings).
• This rent runs 36% of the median local income ($106k/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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($360k) is reasonable based on typical stale-listing flexibility.

Recommended offer $320,000 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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: 0.70% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $459,133
• List price: $396,000
• Delta: -13.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10500 Browning Rd	0.21mi	4/2.0	2,497 (-1%)	3mo	$325,000	$130	84
1033 Triple Crown Dr	0.48mi	3/2.0 (-1)	2,466 (-2%)	6mo	$484,888	$197	62
10334 Bernadette Dr	0.71mi	3/2.0 (-1)	2,577 (+2%)	1mo	$455,000	$177	55
906 Saint Giles Ct	0.74mi	3/2.5 (-1)	2,371 (-6%)	2mo	$360,000	$152	48
9402 Petersburg Rd	0.74mi	4/2.0	2,735 (+8%)	20mo	$380,000	$139	33
915 St Giles Ct	0.71mi	3/2.0 (-1)	2,368 (-6%)	21mo	$339,000	$143	32
900 Gabriel Dr	0.73mi	3/2.0 (-1)	2,155 (-14%)	16mo	$365,000	$169	22

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: -26.6%
• Equity multiple: 0.10×
• Total profit: $-115,429
• Equity at exit: $68,458

10-year hold

• IRR: -23.9%
• Equity multiple: -0.19×
• Total profit: $-153,213
• Equity at exit: $39,697

Cash invested: $128,557 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 8 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $409,675 ($159/sqft)
• Median days on market: 113 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 47725

• Home prices YoY: -28.3%
• Active inventory: 575
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$2,408
• Tax est. 1.5%: −$574 /mo · $6,887/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-645

Break-even live

Break-even rent $4,016

Max offer price $365,806

Occupancy floor —

Sensitivity live

Price	-10% $-328	-5% $-486	+0% $-645	+5% $-804	+10% $-962
Rent	-10% $-898	-5% $-771	+0% $-645	+5% $-519	+10% $-392
Rate	-1.0pp $-414	-0.5pp $-528	base $-645	+0.5pp $-764	+1.0pp $-885

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: $114,783
• Closing costs: $13,774
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Mount Ashley Rd Evansville, IN	5.0	3.5	3728	$3,200	$0.86	116d	1	1.18mi

Property features AI

Finance

• Other: Address: Evansville, IN 47725
• Financial info: List price $396,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Lyndon plan (new construction)Single-family residence
• Construction: Built 2026 (plan year)New construction
• Exterior features: Living area approximately 2,520

Interior

• Kitchen: Included as standard in the Lyndon plan
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan home)

Listing history 50 events

1. 2026-09-24
   days on market $396,000 Active 111 DOM
2. 2026-09-24
   days on market $396,000 Active 110 DOM
3. 2026-09-22
   days on market $396,000 Active 109 DOM
4. 2026-09-21
   days on market $396,000 Active 108 DOM
5. 2026-09-20
   days on market $396,000 Active 107 DOM
6. 2026-09-18
   days on market $396,000 Active 105 DOM
7. 2026-09-17
   days on market $396,000 Active 104 DOM
8. 2026-09-16
   days on market $396,000 Active 103 DOM
9. 2026-09-15
   days on market $396,000 Active 102 DOM
10. 2026-09-14
    days on market $396,000 Active 101 DOM
11. 2026-09-13
    days on market $396,000 Active 100 DOM
12. 2026-09-12
    days on market $396,000 Active 99 DOM
13. 2026-09-11
    days on market $396,000 Active 98 DOM
14. 2026-09-05
    days on market $396,000 Active 92 DOM
15. 2026-09-04
    days on market $396,000 Active 91 DOM
16. 2026-09-03
    days on market $396,000 Active 90 DOM
17. 2026-08-31
    days on market $396,000 Active 87 DOM
18. 2026-08-30
    days on market $396,000 Active 86 DOM
19. 2026-08-29
    days on market $396,000 Active 85 DOM
20. 2026-08-28
    days on market $396,000 Active 84 DOM
21. 2026-08-27
    days on market $396,000 Active 83 DOM
22. 2026-08-26
    days on market $396,000 Active 82 DOM
23. 2026-08-25
    days on market $396,000 Active 81 DOM
24. 2026-08-24
    days on market $396,000 Active 80 DOM
25. 2026-08-23
    days on market $396,000 Active 79 DOM
26. 2026-08-22
    days on market $396,000 Active 78 DOM
27. 2026-08-21
    days on market $396,000 Active 77 DOM
28. 2026-08-20
    days on market $396,000 Active 76 DOM
29. 2026-08-19
    days on market $396,000 Active 75 DOM
30. 2026-08-18
    days on market $396,000 Active 74 DOM
31. 2026-08-17
    days on market $396,000 Active 73 DOM
32. 2026-08-16
    days on market $396,000 Active 72 DOM
33. 2026-08-15
    days on market $396,000 Active 71 DOM
34. 2026-08-14
    days on market $396,000 Active 70 DOM
35. 2026-08-13
    days on market $396,000 Active 69 DOM
36. 2026-08-12
    days on market $396,000 Active 68 DOM
37. 2026-08-11
    days on market $396,000 Active 67 DOM
38. 2026-08-10
    days on market $396,000 Active 66 DOM
39. 2026-08-09
    days on market $396,000 Active 65 DOM
40. 2026-08-08
    days on market $396,000 Active 64 DOM
41. 2026-08-07
    days on market $396,000 Active 63 DOM
42. 2026-08-06
    days on market $396,000 Active 62 DOM
43. 2026-08-05
    days on market $396,000 Active 61 DOM
44. 2026-08-04
    days on market $396,000 Active 60 DOM
45. 2026-08-03
    days on market $396,000 Active 59 DOM
46. 2026-07-31
    days on market $396,000 Active 56 DOM
47. 2026-07-29
    days on market $396,000 Active 54 DOM
48. 2026-07-27
    days on market $396,000 Active 52 DOM
49. 2026-07-25
    days on market $396,000 Active 50 DOM
50. 2026-07-24
    days on market $396,000 Active 49 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$25,719
• − Property taxes: −$6,887
• − Insurance: −$2,296
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$13,357
• Taxable loss: −$16,002
• Est. tax savings @ 24.0%: +$3,840
• After-tax cash flow: $-3,899/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from fresh paint and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Kitchen appliances — Upgrading appliances can increase both resale and rental value ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Oak Hill Elementary B IN #117/994 Nat'l #6,818/41,679 Middle North Junior High School C IN #43/330 Nat'l #3,367/14,009 High New Tech Institute C- IN #79/369 Nat'l #4,461/17,239

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

C Composite livability gradescore 63/100

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

• County: Vanderburgh · 187,038 people
• City population: 146,793
• Metro: Evansville, IN
• Population (ZIP): 19,436
• Household income: $105,528
• Rent vs Own: 2.8% rent · 97.2% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: Evansville, IN 47725
• Financial info: List price $396,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Lyndon plan (new construction)Single-family residence
• Construction: Built 2026 (plan year)New construction
• Exterior features: Living area approximately 2,520

Interior

• Kitchen: Included as standard in the Lyndon plan
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area (plan home)