913 Sheffield Dr · Evansville, IN 47710

$119,000

3 bd · 1.0 ba · 1,570 sqft · SingleFamily public records · 58 Days on market

Built 1954 9,583 sqft lot Est $215k · 45% under ↓ 15% since listing

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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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Three Bedrooms, One Full Bath home conveniently located just off First Ave, within walking distance of the grocery, the movie theatre, doctor offices and dining out. Home needs some TLC. Fenced backyard with storage shed. House Sold As Is. Any inspections are for buyer information only.

Key facts

• Storage shed
• Fenced backyard
• 9,583 sq ft lot

Tags

• FENCED BACKYARD
• STORAGE SHED
• WALKING DISTANCE GROCERY
• WALKING DISTANCE MOVIE THEATRE
• WALKING DISTANCE DINING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence (site-built); One story
• Construction: Vinyl siding
• Exterior features: Chain link fencing; Shed(s); Level lot

Interior

• Kitchen: Microwave; Refrigerator; Electric Range
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Microwave; Refrigerator; Electric Range; Crawl space basement
• Laundry & utility: Washer (main level); Dryer (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Highland Elementary School (math 55% / reading 54%, grade C, #197 of 994 statewide, top 22%, 839 students, 49% FRL); Thompkins Middle School (math 39% / reading 46%, grade D-, #98 of 330 statewide, top 30%, 618 students, 53% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 88 active listings in the ZIP; 5 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 runs 32% of the median local income ($47k/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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1954 — 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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $215,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Woodbine Ln	0.42mi	3/2.0	1,609 (+2%)	8mo	$223,000	$139	66
4813 Sherbrooke Rd	0.26mi	3/1.0	1,388 (-12%)	4mo	$179,000	$129	65
4020 N Fourth Ave	0.52mi	4/2.0 (+1)	1,580 (+1%)	1mo	$123,600	$78	65
725 W Berkeley Ave	0.34mi	3/1.0	1,336 (-15%)	1mo	$110,000	$82	58
1112 Salem Ln	0.74mi	3/2.0	1,592 (+1%)	2mo	$180,000	$113	58
4806 Stratford Rd	0.44mi	4/2.0 (+1)	1,673 (+7%)	4mo	$230,000	$137	56
5304 Warren Dr	0.39mi	4/2.0 (+1)	1,435 (-9%)	4mo	$105,000	$73	55
5308 Sherbrooke Rd	0.35mi	2/2.0 (-1)	1,393 (-11%)	4mo	$201,000	$144	53
216 Hanover Rd	0.55mi	3/2.0	1,753 (+12%)	4mo	$265,900	$152	47
1201 Stonebridge Rd	0.74mi	3/1.5	1,413 (-10%)	7mo	$215,000	$152	41
6001 Berry Ln	0.70mi	3/2.0	1,375 (-12%)	7mo	$195,000	$142	37
5900 Berry Ln	0.67mi	4/2.0 (+1)	1,759 (+12%)	6mo	$151,600	$86	34

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-8,637
• Equity at exit: $17,743

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $6,241
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $167

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $249	-5% $208	+0% $167	+5% $126	+10% $85
Rent	-10% $68	-5% $117	+0% $167	+5% $216	+10% $266
Rate	-1.0pp $227	-0.5pp $197	base $167	+0.5pp $136	+1.0pp $105

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1125 Wellington Dr Evansville, IN	1.0–2.0	1.0–1.5	975	$1,340	$1.37	14d	15	0.36mi
1219 Kiwi Ct Evansville, IN	2.0	2.0	1200	$1,250	$1.04	22d	1	0.48mi
1256 Bella Vista Sq Evansville, IN	4.0	1.5	1062	$1,295	$1.22	22d	1	0.70mi
1008 Allens Ln Evansville, IN	2.0	1.0	1081	$750	$0.69	22d	1	1.19mi
824 Cameo Ct Evansville, IN	3.0	2.0	1127	$1,750	$1.55	22d	1	1.43mi

Listing history 10 events

1. 2026-05-06
   status Pending
2. 2026-04-13
   price $119,000
3. 2026-04-06
   status Active
4. 2026-03-23
   status Pending
5. 2026-03-13
   price $124,000
6. 2026-02-23
   listed $129,000 Active
7. 2025-07-23
   price $129,900
8. 2025-07-03
   price $134,400
9. 2025-05-05
   price $134,900
10. 2025-04-24
    listed $139,900 Active

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

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 3/10 Moderate 4% 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: $15,027
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,462
• Taxable income: $115
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $1,975/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

-14.9% since first listed

10 events — show timeline

• 2026-05-06 Pending — IRMLS
• 2026-04-13 Price Changed $119,000 IRMLS
• 2026-04-06 Relisted — IRMLS
• 2026-03-23 Pending — IRMLS
• 2026-03-13 Price Changed $124,000 IRMLS
• 2026-02-23 Listed $129,000 IRMLS
• 2025-07-23 Price Changed $129,900 IRMLS
• 2025-07-03 Price Changed $134,400 IRMLS
• 2025-05-05 Price Changed $134,900 IRMLS
• 2025-04-24 Listed $139,900 IRMLS