3055 Capstone Ct · Newburgh, IN 47630

$284,900

3 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 29 Days on market

Built 2016 7,841 sqft lot $209/sqft · 10% below area Est $316k · 10% under

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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 +13.3/30.0
• ARV discount +11.9/15.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated in a desirable Newburgh neighborhood this 3 bedroom, 2 bath home offers great curb appeal with covered front and back porch with updated landscaping. This open floor plan offers a spacious great room with an abundance of natural light that is open to the kitchen. The kitchen provides custom cabinetry, raised breakfast bar, stainless steel appliances, and an area for dining. The owner's suite offers a sizeable walk-in closet and an ensuite with tub/shower combo. This split bedroom design offers two additional bedrooms with access to the second full bath with tub/shower combo. The laundry with storage is conveniently located off the 2.5 car garage. The fenced backyard offers a patio for outdoor enjoyment and also features a storage shed. This wonderful home is located with easy access to major employers, great schools, shopping, and dining.

Key facts

• Custom cabinetry
• Raised breakfast bar
• Walk-in closet

Tags

• COVERED FRONT AND BACK PORCH
• UPDATED LANDSCAPING
• CUSTOM CABINETRY
• RAISED BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-1 ($-9/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (22.4% below list).
• Recommended offer: $221k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Newburgh — 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 80/100 on livability (#21 in IN, #1,922 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Warrick County School Corporation (suburban): math 54% / reading 59% proficiency, ranked #24 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 249 units permitted in Warrick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Warrick County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($281k) 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,982 (22.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.7

CMA / ARV

• ARV (median comp): $316,021
• List price: $284,900
• Delta: -9.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3030 Capstone Ct	0.04mi	3/2.0	1,408 (+4%)	4mo	$275,000	$195	89
3139 Capstone Ct	0.07mi	3/2.0	1,412 (+4%)	6mo	$269,900	$191	85
3078 Capstone Ct	0.04mi	3/2.0	1,408 (+4%)	10mo	$265,000	$188	84
5919 Brookstone Dr	0.17mi	3/2.0	1,428 (+5%)	4mo	$284,500	$199	80
5855 Brookstone Dr	0.13mi	3/2.0	1,408 (+4%)	16mo	$262,000	$186	75
3036 Paradise Cir	0.32mi	3/2.0	1,319 (-3%)	8mo	$266,000	$202	73
3018 Paradise Cir	0.31mi	3/2.0	1,375 (+1%)	24mo	$267,500	$195	64
6321 Pavillion Dr	0.45mi	3/2.0	1,497 (+10%)	7mo	$286,500	$191	56
5796 Waterstone Dr	0.23mi	3/2.0	1,537 (+13%)	18mo	$289,900	$189	53
5537 Baywater Dr	0.50mi	3/2.0	1,431 (+5%)	19mo	$280,000	$196	52

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: -11.5%
• Equity multiple: 0.57×
• Total profit: $-34,639
• Equity at exit: $42,480

10-year hold

• IRR: 3.3%
• Equity multiple: 1.28×
• Total profit: $22,509
• Equity at exit: $24,633

Cash invested: $79,772 (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 47630

• Rents YoY: 8.7%
• Active inventory: 383
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,210 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-1

Break-even live

Break-even rent $2,211

Max offer price $284,767

Occupancy floor 95%

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2966 Megan Dr Newburgh, IN	3.0	2.0	1688	$2,550	$1.51	13d	1	0.08mi
4734 Alaina Dr Newburgh, IN	3.0	2.5	1571	$2,495	$1.59	20d	1	1.19mi

Listing history 3 events

1. 2026-05-04
   status Active 859-char remark

   Show marketing remark (859 chars)

   Situated in a desirable Newburgh neighborhood this 3 bedroom, 2 bath home offers great curb appeal with covered front and back porch with updated landscaping. This open floor plan offers a spacious great room with an abundance of natural light that is open to the kitchen. The kitchen provides custom cabinetry, raised breakfast bar, stainless steel appliances, and an area for dining. The owner's suite offers a sizeable walk-in closet and an ensuite with tub/shower combo. This split bedroom design offers two additional bedrooms with access to the second full bath with tub/shower combo. The laundry with storage is conveniently located off the 2.5 car garage. The fenced backyard offers a patio for outdoor enjoyment and also features a storage shed. This wonderful home is located with easy access to major employers, great schools, shopping, and dining.

2. 2026-03-03
   status Pending 859-char remark

   Show marketing remark (859 chars)

   Situated in a desirable Newburgh neighborhood this 3 bedroom, 2 bath home offers great curb appeal with covered front and back porch with updated landscaping. This open floor plan offers a spacious great room with an abundance of natural light that is open to the kitchen. The kitchen provides custom cabinetry, raised breakfast bar, stainless steel appliances, and an area for dining. The owner's suite offers a sizeable walk-in closet and an ensuite with tub/shower combo. This split bedroom design offers two additional bedrooms with access to the second full bath with tub/shower combo. The laundry with storage is conveniently located off the 2.5 car garage. The fenced backyard offers a patio for outdoor enjoyment and also features a storage shed. This wonderful home is located with easy access to major employers, great schools, shopping, and dining.

3. 2026-02-27
   listed $284,900 Active 859-char remark

   Show marketing remark (859 chars)

   Situated in a desirable Newburgh neighborhood this 3 bedroom, 2 bath home offers great curb appeal with covered front and back porch with updated landscaping. This open floor plan offers a spacious great room with an abundance of natural light that is open to the kitchen. The kitchen provides custom cabinetry, raised breakfast bar, stainless steel appliances, and an area for dining. The owner's suite offers a sizeable walk-in closet and an ensuite with tub/shower combo. This split bedroom design offers two additional bedrooms with access to the second full bath with tub/shower combo. The laundry with storage is conveniently located off the 2.5 car garage. The fenced backyard offers a patio for outdoor enjoyment and also features a storage shed. This wonderful home is located with easy access to major employers, great schools, shopping, and dining.

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$408/yr (+$34/mo · 25.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,518
• − Mortgage interest: −$15,959
• − Property taxes: −$1,605
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − Depreciation: −$8,288
• Taxable loss: −$5,001
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $1,191/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: Warrick County School Corporation
• NCES district ID: 1812390
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $62,801
• Composite: 49.38/100
• National rank: #2014
• State rank: #24 of 301 in IN

Livability — Newburgh

• Score: 80/100
• State rank: #21
• US rank: #1922

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warrick County · 39,818 people
• City population: 39,818
• Metro: Evansville, IN-KY
• Population (ZIP): 39,818
• Household income: $94,162
• Rent vs Own: 19.7% rent · 80.3% own
• Severe rent burden: 770.0

Population outlook (Warrick County) Hauer SSP2

• Today (2025): 66,569 people
• By 2030: 68,404 · +2.8%
• By 2040: 71,131 · +6.9%
• By 2050: 72,743 · +9.3%
• By 2075: 76,088 · +14.3%
• By 2100: 72,261 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 3% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warrick

• 2024 margin: Solid R (+30.2) · D 34.1% · R 64.3% · Other 1.5%
• 2008→2024 swing: -17.4pp toward R · 2008: -12.8pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+27.8 2016: R+33.9 2012: R+26.6 2008: R+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.44%
• Current HPI: 185.7643
• Rent YoY: ▲ 8.69%
• 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

3 events — show timeline

• 2026-05-04 Relisted — IRMLS
• 2026-03-03 Pending — IRMLS
• 2026-02-27 Listed $284,900 IRMLS

Property tax history

+5.1%/yr

Latest (2024): $1,605 · +4.1% YoY. Source: county tax records.