1027 N 4th Ave · Evansville, IN 47710

$59,900

3 bd · 1.0 ba · 2,146 sqft · SingleFamily public records · 31 Days on market

Built 1904 3,036 sqft lot Est $47k · 27% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 1 bathroom occupied single family rental

Key facts

• 3,036 sq ft lot
• Built 1904
• Listed 31 days

Property features AI

Finance

• Financial info: Annual property tax listed (informational)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One-story
• Construction: Aluminum siding, brick, and vinyl siding exterior; Built area above grade approximately 1,172 (listed); Shallow crawl-space foundation
• Exterior features: Lot dimensions approximately 23 x 132; Lot size about 0.07 acres

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: One fireplace; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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: Cedar Hall Community School (math 13% / reading 19%, grade F, #854 of 994 statewide, top 86%, 509 students, 93% FRL); Central High School (math 38% / reading 74%, grade C, #73 of 369 statewide, top 20%, 1,090 students, 52% FRL) — zoned schools average 72% FRL vs 50% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 88 active listings in the ZIP; 4 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1904 — 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: 1.91% ✓
• Cap rate: 16.26%
• Cash-on-cash: 35.59%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $47,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 N Fourth Ave	0.26mi	4/2.0 (+1)	2,142 (-0%)	2mo	$105,000	$49	77
1025 N Second Ave	0.16mi	3/1.0	1,938 (-10%)	1mo	$85,000	$44	75
908 W Maryland St	0.17mi	3/1.5	2,236 (+4%)	12mo	$28,000	$13	73
1409 W Maryland St	0.34mi	4/1.0 (+1)	1,998 (-7%)	1mo	$90,000	$45	67
1002 Edgar St	0.34mi	3/2.0	2,285 (+6%)	6mo	$5,000	$2	64
615 N Third Ave	0.27mi	3/1.5	1,858 (-13%)	1mo	$40,000	$22	62
1310 W Delaware St	0.34mi	2/1.0 (-1)	2,022 (-6%)	10mo	$40,000	$20	61
313 W Florida St	0.57mi	3/1.0	2,064 (-4%)	8mo	$40,000	$19	60
920 W Florida St	0.18mi	3/2.0	1,875 (-13%)	11mo	$24,002	$13	57
1013 W Iowa St	0.29mi	2/1.0 (-1)	2,404 (+12%)	10mo	$30,000	$12	53
41 W Maryland St	0.73mi	3/2.0	1,960 (-9%)	3mo	$85,000	$43	46
802 W Franklin St	0.55mi	4/3.0 (+1)	2,442 (+14%)	13mo	$120,000	$49	28

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: 31.2%
• Equity multiple: 2.31×
• Total profit: $21,988
• Equity at exit: $8,931

10-year hold

• IRR: 38.4%
• Equity multiple: 4.58×
• Total profit: $59,992
• Equity at exit: $5,179

Cash invested: $16,772 (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 47710

• Home prices YoY: -29.7%
• Active inventory: 88
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,142 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $497

Break-even live

Break-even rent $513

Max offer price $59,900

Occupancy floor 51%

Sensitivity live

Price	-10% $531	-5% $514	+0% $497	+5% $480	+10% $464
Rent	-10% $407	-5% $452	+0% $497	+5% $543	+10% $588
Rate	-1.0pp $528	-0.5pp $513	base $497	+0.5pp $482	+1.0pp $466

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1317 Harriet St Evansville, IN	3.0	2.0	2000	$995	$0.50	14d	1	0.56mi
1319 Uhlhorn St Evansville, IN	3.0	2.0	1424	$1,350	$0.95	14d	1	0.64mi
27 W Franklin St Evansville, IN	4.0	2.5	2500	$1,100	$0.44	22d	1	0.89mi
121 E Florida St Evansville, IN	4.0	2.0	1702	$100	$0.06	22d	1	0.98mi

Listing history 18 events

1. 2026-06-18
   days on market $59,900 Active 31 DOM
2. 2026-06-17
   days on market $59,900 Active 30 DOM
3. 2026-06-16
   days on market $59,900 Active 29 DOM
4. 2026-06-15
   days on market $59,900 Active 28 DOM
5. 2026-06-14
   days on market $59,900 Active 26 DOM
6. 2026-06-13
   days on market $59,900 Active 25 DOM
7. 2026-06-10
   days on market $59,900 Active 23 DOM
8. 2026-06-09
   days on market $59,900 Active 22 DOM
9. 2026-06-08
   days on market $59,900 Active 21 DOM
10. 2026-06-07
    days on market $59,900 Active 20 DOM
11. 2026-06-02
    days on market $59,900 Active 15 DOM
12. 2026-06-01
    days on market $59,900 Active 14 DOM
13. 2026-05-31
    days on market $59,900 Active 13 DOM
14. 2026-05-30
    days on market $59,900 Active 12 DOM
15. 2026-05-15
    listed $59,900 Active
16. 2023-12-14
    soldstatus $45,000 Closed 47-char remark

    Show marketing remark (47 chars)

    3 bed, 1 bathroom occupied single family rental

17. 2023-09-19
    historical 47-char remark

    Show marketing remark (47 chars)

    3 bed, 1 bathroom occupied single family rental

18. 2023-09-18
    listed $45,000 47-char remark

    Show marketing remark (47 chars)

    3 bed, 1 bathroom occupied single family rental

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $792 · $66/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,709
• − Mortgage interest: −$3,355
• − Property taxes: −$792
• − Insurance: −$300
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,743
• Taxable income: $5,326
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $4,691/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

+33.1% since first listed

4 events — show timeline

• 2026-05-15 Listed $59,900 IRMLS
• 2023-12-14 Sold (MLS) $45,000 IRMLS
• 2023-09-19 Delisted — IRMLS
• 2023-09-18 Listed $45,000 IRMLS

Property tax history

+5.0%/yr

Latest (2024): $792 · +148.1% YoY. Source: county tax records.