817 W Franklin St · Evansville, IN 47710

$95,000

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 236 Days on market

Built 1884 2,962 sqft lot

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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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

HOME IS OCCUPED. RENTS FOR $1300/MONTH. This is a package Deal, Includes 7 properties. 817 W Franklin $1300.) 1410 E Indiana $900.00) 1021 N Elliott $1000) 1019 Bellemeade $873)1112 S Harlan $800) 2222 S Walnut St $775) 302 E louisiana $1000. PACKAGE PRICE IS $665,000.00

Key facts

• 2,962 sq ft lot
• Built 1884
• Listed 236 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One-story
• Construction: Aluminum siding
• Exterior features: Level lot; Lot dimensions approximately 25 x 119

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partial, partially finished basement; 8 total rooms
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Lincoln School (math 12% / reading 17%, grade F, #862 of 994 statewide, top 88%, 236 students, 88% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools average 70% FRL vs 50% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP; 20 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% 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 236 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago; this cycle's ask is 9400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1884 — 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 236 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 1884 — 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: 1.18% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $50,594
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 N 3rd Ave	0.29mi	2/1.0 (-1)	1,100 (-11%)	0mo	$4,000	$4	63
318 W Louisiana St	0.66mi	3/2.0	1,224 (-1%)	2mo	$131,500	$107	62
316 W Maryland St	0.51mi	3/1.0	1,296 (+5%)	10mo	$60,000	$46	59
911 W Delaware St	0.25mi	2/1.0 (-1)	1,100 (-11%)	8mo	$45,000	$41	58
1216 Edgar St	0.63mi	3/1.0	1,112 (-10%)	5mo	$29,000	$26	50
1215 Harriet St	0.68mi	3/1.0	1,116 (-10%)	7mo	$19,900	$18	46
1309 W Delaware St	0.45mi	3/1.0	1,064 (-14%)	13mo	$118,000	$111	45
202 W Missouri St	0.68mi	3/3.0	1,346 (+9%)	8mo	$135,000	$100	39
1200 Read St	0.70mi	2/1.0 (-1)	1,134 (-8%)	12mo	$90,000	$79	39
1017 W Florida St	0.63mi	2/1.0 (-1)	1,056 (-14%)	6mo	$20,000	$19	37
25 W Maryland St	0.70mi	2/1.0 (-1)	1,361 (+10%)	14mo	$52,000	$38	34
312 W Florida St	0.71mi	3/1.0	1,057 (-14%)	14mo	$15,000	$14	31

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,856
• Equity at exit: $14,165

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $23,808
• 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 47710

• Home prices YoY: -29.7%
• Active inventory: 88
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$498
• Tax from tax record: −$79 /mo · $954/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $271

Break-even live

Break-even rent $781

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $325	-5% $298	+0% $271	+5% $244	+10% $217
Rent	-10% $182	-5% $227	+0% $271	+5% $315	+10% $360
Rate	-1.0pp $319	-0.5pp $295	base $271	+0.5pp $246	+1.0pp $221

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	22d	1	0.41mi
313 NW Martin Luther King Junior Blvd Unit 311 Evansville, IN	2.0	1.0	1200	$950	$0.79	22d	1	0.47mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	22d	1	0.48mi
1306 W Missouri St Evansville, IN	2.0	1.0	800	$950	$1.19	14d	1	0.59mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	22d	1	0.60mi
200 N Main St Evansville, IN	2.0	1.0–2.0	857	$1,599	$1.86	14d	7	0.62mi
610 N Main St Evansville, IN	2.0	1.0	751	$675	$0.90	22d	1	0.68mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,505	$2.10	14d	1	0.73mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,725	$2.41	14d	17	0.84mi
32 W Tennessee St Evansville, IN	2.0	1.0	864	$925	$1.07	14d	1	0.85mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$2,449	$2.64	22d	4	0.90mi
1900 W Indiana St Evansville, IN	3.0	1.0	960	$995	$1.04	22d	1	0.91mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,700	$1.55	22d	6	1.01mi
109 E Eichel Ave Unit B Evansville, IN	4.0	2.0	1228	$1,257	$1.02	22d	1	1.05mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	14d	1	1.08mi
2102 W Delaware St Evansville, IN	3.0	1.0	1083	$925	$0.85	14d	1	1.10mi
827 Judson St Evansville, IN	3.0	1.0	1008	$1,295	$1.28	14d	1	1.36mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	22d	1	1.39mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	22d	1	1.43mi
2517 W Illinois St Evansville, IN	2.0	1.0	938	$960	$1.02	22d	1	1.47mi

Listing history 24 events

1. 2026-06-07
   statusdays on market $95,000 Pending 236 DOM
2. 2026-06-02
   days on market $95,000 Active 232 DOM
3. 2026-06-01
   days on market $95,000 Active 231 DOM
4. 2026-05-31
   days on market $95,000 Active 230 DOM
5. 2026-05-30
   days on market $95,000 Active 229 DOM
6. 2026-02-16
   price $95,000
7. 2026-02-09
   historical $1,000
8. 2026-02-04
   listed $1,000
9. 2025-12-21
   historical $1,000
10. 2025-11-19
    price $1,000
11. 2025-11-11
    listed $1,200
12. 2025-10-26
    historical $1,200
13. 2025-10-22
    listed $1,200
14. 2025-10-13
    listed $96,000 Active
15. 2024-07-19
    historical $1,300
16. 2024-07-14
    listed $1,300
17. 2023-10-08
    historical $995
18. 2023-10-07
    listed $995
19. 2023-09-15
    historical $995
20. 2023-09-13
    listed $995
21. 2023-09-02
    historical $995
22. 2023-08-11
    listed $995
23. 2018-12-19
    listed $54,900
24. 2016-05-09
    listed $55,900

ⓘ 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: $954 · $79/mo
• Projected year-2 tax: $954 · $79/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 3/10 Moderate 5% 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: $13,492
• − Mortgage interest: −$5,321
• − Property taxes: −$954
• − Insurance: −$475
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,764
• Taxable income: $1,819
• Est. tax owed @ 24.0%: −$437
• After-tax cash flow: $2,815/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): 18,309
• Household income: $47,292
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 722.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Black 6% Hispanic / Latino 4%
• Common ancestry: Scotch-Irish 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -91.84%
• Current HPI: 217.586
• Rent YoY: —
• 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

+69.9% since first listed

19 events — show timeline

• 2026-02-16 Price Changed $95,000 IRMLS
• 2026-02-09 Rental Removed $1,000 APPFOLIO
• 2026-02-04 Listed for Rent $1,000 APPFOLIO
• 2025-12-21 Rental Removed $1,000 APPFOLIO
• 2025-11-19 Price Changed $1,000 APPFOLIO
• 2025-11-11 Listed for Rent $1,200 APPFOLIO
• 2025-10-26 Rental Removed $1,200 APPFOLIO
• 2025-10-22 Listed for Rent $1,200 APPFOLIO
• 2025-10-13 Listed $96,000 IRMLS
• 2024-07-19 Rental Removed $1,300 APPFOLIO
• 2024-07-14 Listed for Rent $1,300 APPFOLIO
• 2023-10-08 Rental Removed $995 APPFOLIO
• 2023-10-07 Listed for Rent $995 APPFOLIO
• 2023-09-15 Rental Removed $995 APPFOLIO
• 2023-09-13 Listed for Rent $995 APPFOLIO
• 2023-09-02 Rental Removed $995 APPFOLIO
• 2023-08-11 Listed for Rent $995 APPFOLIO
• 2018-12-19 Listed $54,900 IRMLS
• 2016-05-09 Listed $55,900 IRMLS

Property tax history

-1.2%/yr

Latest (2024): $954 · +24.8% YoY. Source: county tax records.