1401 S Governor St · Evansville, IN 47713

$29,900

1 bd · 1.0 ba · 901 sqft · SingleFamily public records · 100 Days on market

Built 1884 3,810 sqft lot

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move into one bedroom home. This home has a new furnace installed Dec. 2014. It has replacement windows. The Garage has a separate 100 Amp Breaker Box. There is a Refrigerator in the Garage that can stay.

Key facts

• 3,810 sq ft lot
• 2 garage spots
• Built 1884

Property features AI

Finance

• Other: Tax information not included per instructions
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Detached 2-car garage
• Security: Security information not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Brick construction
• Exterior features: Corner lot; Lot dimensions approximately 30 x 127

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring information not provided
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; 3 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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: Lodge Community School (math 11% / reading 19%, grade F, #859 of 994 statewide, top 87%, 382 students, 85% FRL) — zoned schools average 85% FRL vs 50% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 40% district-wide (-24 pts) — the specific schools serving this property underperform the Evansville Vanderburgh School Corporation average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.9%/yr); 118 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $9k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $30k implies a 99% gain — meaningful room to come down on a strong offer.

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 $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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: 3.11% ✓
• Cap rate: 27.60%
• Cash-on-cash: 76.10%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $81,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 Taylor Ave	0.19mi	2/1.0 (+1)	840 (-7%)	5mo	$25,000	$30	71
830 Madison Ave	0.52mi	2/1.0 (+1)	896 (-1%)	4mo	$27,000	$30	66
642 Jackson Ave	0.28mi	2/2.0 (+1)	945 (+5%)	6mo	$145,000	$153	65
329 Taylor Ave	0.09mi	2/1.0 (+1)	1,021 (+13%)	6mo	$46,000	$45	64
637 Jackson Ave	0.25mi	2/1.5 (+1)	800 (-11%)	1mo	$119,900	$150	62
1317 S Linwood Ave	0.30mi	2/1.5 (+1)	975 (+8%)	4mo	$135,000	$138	62
711 Waggoner Ave	0.42mi	2/1.0 (+1)	991 (+10%)	1mo	$45,000	$45	58
1300 S Bedford Ave	0.55mi	2/1.0 (+1)	861 (-4%)	5mo	$72,475	$84	57
1663 S Elliott St	0.24mi	2/1.0 (+1)	783 (-13%)	6mo	$90,000	$115	57
1525 SE Riverside Dr	0.34mi	2/1.0 (+1)	800 (-11%)	7mo	$31,500	$39	54
327 Ridgeway Ave	0.36mi	2/1.0 (+1)	767 (-15%)	3mo	$82,500	$108	51
1012 Jefferson Ave	0.73mi	2/1.0 (+1)	810 (-10%)	6mo	$72,500	$90	40

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: 81.6%
• Equity multiple: 5.05×
• Total profit: $33,904
• Equity at exit: $4,458

10-year hold

• IRR: 86.3%
• Equity multiple: 12.41×
• Total profit: $95,513
• Equity at exit: $2,585

Cash invested: $8,372 (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 47713

• Home prices YoY: -34.1%
• Rents YoY: 9.9%
• Active inventory: 118
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$157
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $531

Break-even live

Break-even rent $259

Max offer price $29,900

Occupancy floor 38%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1231 Culver Dr Unit C Evansville, IN	1.0	1.0	575	$625	$1.09	21d	1	0.17mi
1421 SE 2nd St Unit A Evansville, IN	1.0	1.0	800	$695	$0.87	13d	1	0.17mi
605 Madison Ave Evansville, IN	2.0	1.0	1069	$1,375	$1.29	21d	1	0.24mi
17 Washington Ave Evansville, IN	2.0	1.0	882	$1,455	$1.65	21d	1	0.44mi
715 E Riverside Dr Evansville, IN	2.0	1.0	806	$895	$1.11	21d	1	0.44mi
924 SE 6th St Unit A Evansville, IN	1.0	1.0	800	$875	$1.09	21d	1	0.45mi
8 E Blackford Ave Evansville, IN	1.0	1.0	750	$825	$1.10	21d	1	0.51mi
615 SE 3rd St Unit D Evansville, IN	1.0	1.0	1122	$895	$0.80	21d	1	0.67mi
1021 Jefferson Ave Evansville, IN	1.0	1.0	798	$795	$1.00	13d	1	0.76mi
322 SE 1st St Evansville, IN	1.0–2.0	1.0	1100	$1,200	$1.09	21d	6	0.87mi
202 SE 1st St Evansville, IN	1.0–2.0	1.0	926	$1,439	$1.55	21d	4	0.98mi
1500 S Harlan Ave Evansville, IN	2.0	1.0	712	$900	$1.26	13d	1	0.99mi
507 S Evans Ave Evansville, IN	2.0	1.0	750	$795	$1.06	21d	1	1.01mi
101 SE 2nd St Evansville, IN	1.0	1.0	530	$750	$1.42	13d	1	1.04mi
1133 Bayard Park Dr Unit B Evansville, IN	2.0	1.0	990	$800	$0.81	21d	1	1.05mi
100 SE 1st St Evansville, IN	1.0–2.0	1.0–2.0	715	$1,120	$1.57	13d	17	1.06mi
329 Main St Evansville, IN	1.0–2.0	1.0–2.0	717	$1,050	$1.46	13d	1	1.09mi
300 Main St Unit 1 D3 Evansville, IN	1.0	1.0	800	$2,000	$2.50	21d	1	1.13mi
24 NW 6th St Apt 103 Evansville, IN	1.0	1.0	706	$1,300	$1.84	21d	1	1.18mi
1505 Jackson Ave Evansville, IN	2.0	1.0	780	$995	$1.28	21d	1	1.27mi
304 S Grand Ave Evansville, IN	2.0	1.0	967	$955	$0.99	21d	1	1.28mi
706 Court St Evansville, IN	2.0	1.5	1100	$850	$0.77	21d	1	1.36mi
41 W Division St Apt 200 Evansville, IN	2.0	2.0	1083	$1,500	$1.39	21d	1	1.40mi
41 W Division St Unit 101 Evansville, IN	1.0	1.0	634	$1,100	$1.74	21d	1	1.40mi
400 NW 5th St Unit 4 Evansville, IN	2.0	1.0	792	$725	$0.92	21d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $29,900 Active 100 DOM
2. 2026-06-17
   days on market $29,900 Active 99 DOM
3. 2026-06-16
   days on market $29,900 Active 98 DOM
4. 2026-06-15
   days on market $29,900 Active 97 DOM
5. 2026-06-14
   days on market $29,900 Active 95 DOM
6. 2026-06-13
   days on market $29,900 Active 94 DOM
7. 2026-06-10
   days on market $29,900 Active 92 DOM
8. 2026-06-09
   days on market $29,900 Active 91 DOM
9. 2026-06-08
   days on market $29,900 Active 90 DOM
10. 2026-06-07
    days on market $29,900 Active 89 DOM
11. 2026-06-02
    days on market $29,900 Active 84 DOM
12. 2026-06-01
    days on market $29,900 Active 83 DOM
13. 2026-05-31
    days on market $29,900 Active 82 DOM
14. 2026-05-30
    days on market $29,900 Active 81 DOM
15. 2026-03-24
    price $29,900
16. 2026-03-10
    listed $39,000 Active
17. 2015-10-02
    soldstatus $15,000 213-char remark

    Show marketing remark (213 chars)

    Ready to move into one bedroom home. This home has a new furnace installed Dec. 2014. It has replacement windows. The Garage has a separate 100 Amp Breaker Box. There is a Refrigerator in the Garage that can stay.

18. 2015-05-22
    listed $17,000 213-char remark

    Show marketing remark (213 chars)

    Ready to move into one bedroom home. This home has a new furnace installed Dec. 2014. It has replacement windows. The Garage has a separate 100 Amp Breaker Box. There is a Refrigerator in the Garage that can stay.

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $424 · $35/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 (shaded) · 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 2/10 Low 3% 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: $11,172
• − Mortgage interest: −$1,675
• − Property taxes: −$424
• − Insurance: −$150
• − Repairs & maintenance: −$894
• − Management: −$894
• − Depreciation: −$870
• Taxable income: $6,267
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $4,867/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): 9,988
• Household income: $40,873
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 735.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Two or more races 7% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1% French/Haitian/Cajun 1%

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: ▼ -119.22%
• Current HPI: 229.9312
• Rent YoY: ▲ 9.87%
• 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

+75.9% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $29,900 IRMLS
• 2026-03-10 Listed $39,000 IRMLS
• 2015-10-02 Sold (MLS) $15,000 IRMLS
• 2015-05-22 Listed $17,000 IRMLS

Property tax history

+5.1%/yr

Latest (2024): $424 · +4.9% YoY. Source: county tax records.