10877 Pollack Ave · Evansville, IN 47630

$124,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 7 Days on market

Built 1930 1.00 ac lot Est $205k · 39% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Rent growth +4.7/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming home on a spacious 1-acre lot in desirable Newburgh, rare opportunity across from Angel Mounds with strong land value and renovation potential. This property features an enclosed front porch, wood deck, detached 24x30 garage, and additional covered canopy space; perfect for hobbies, storage, or a workshop. The septic system was replaced in 2021, and the HVAC was installed in 2017, serviced this year, and is in good working order. The home needs work. If you’re looking for a property with room to spread out and the opportunity to make it your own while still being conveniently located near shopping, dining, and schools, this is the one for you.

Key facts

• Wood deck
• Hvac installed
• Covered canopy space

Tags

• ENCLOSED FRONT PORCH
• WOOD DECK
• DETACHED GARAGE
• COVERED CANOPY SPACE
• SEPTIC SYSTEM REPLACED
• HVAC INSTALLED

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family site-built home; One story; Vinyl siding exterior; Crawl space foundation
• Construction: Vinyl siding construction; Block foundation
• Exterior features: Level lot; Approximately 1-acre parcel

Interior

• Kitchen: Refrigerator; Electric range
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air with zoned cooling; Zoned forced-air heating
• Interior features: Refrigerator; Electric range; Electric water heater; Water heater
• Laundry & utility: Washer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $800 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 14.0% 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-.
• 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.
• Zoned schools: John H Castle Elementary School (math 73% / reading 60%, grade B+, #65 of 994 statewide, top 7%, 998 students, 20% FRL); Castle South Middle School (math 43% / reading 57%, grade C, #48 of 330 statewide, top 15%, 712 students, 34% FRL); Castle High School (math 56% / reading 80%, grade B, #22 of 369 statewide, top 6%, 1,961 students, 26% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: Rents rising fast (+8.7%/yr); 383 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1930 — 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 $124,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.57% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.45%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $204,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10877 Pollack Ave	0.00mi	3/1.0	1,204 (0%)	0mo	$115,000	$96	100
10788 Spry Rd	0.30mi	3/2.5	1,249 (+4%)	11mo	$249,900	$200	65
5697 Stacer Rd	0.37mi	3/2.0	1,168 (-3%)	19mo	$190,000	$163	58
10555 Willow Creek Rd	0.33mi	3/2.0	1,384 (+15%)	1mo	$245,000	$177	55
8201 Spry Rd	0.40mi	2/1.0 (-1)	1,143 (-5%)	19mo	$83,000	$73	52
6077 River Bluff Dr	0.54mi	2/2.0 (-1)	1,072 (-11%)	2mo	$226,000	$211	46
10455 Cricklewood Dr	0.45mi	4/2.0 (+1)	1,339 (+11%)	12mo	$227,000	$170	42

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: 26.7%
• Equity multiple: 2.17×
• Total profit: $41,040
• Equity at exit: $18,623

10-year hold

• IRR: 37.0%
• Equity multiple: 5.24×
• Total profit: $148,387
• Equity at exit: $10,799

Cash invested: $34,972 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,963 high
• Mortgage (P&I): −$655
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $800

Break-even live

Break-even rent $950

Max offer price $124,900

Occupancy floor 54%

Sensitivity live

Price	-10% $871	-5% $835	+0% $800	+5% $765	+10% $729
Rent	-10% $645	-5% $722	+0% $800	+5% $877	+10% $955
Rate	-1.0pp $863	-0.5pp $832	base $800	+0.5pp $768	+1.0pp $735

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6166 River Bluff Dr Newburgh, IN	3.0	2.0	1282	$2,500	$1.95	44d	1	0.55mi
5879 Riverwalk Cir Newburgh, IN	3.0	2.0	1128	$1,600	$1.42	21d	1	0.88mi
9895 Cove Point Ct Newburgh, IN	3.0	2.0	1307	$1,950	$1.49	21d	1	0.95mi
4920 Penrose Dr Newburgh, IN	3.0	2.0	1250	$1,900	$1.52	44d	1	1.14mi
10686 Fall Creek Dr Newburgh, IN	3.0	2.0	1436	$1,950	$1.36	14d	1	1.22mi
4799 Imperial Dr Newburgh, IN	3.0	2.0	1370	$1,975	$1.44	44d	1	1.25mi
7501 E Powell Ave Evansville, IN	3.0	1.0	1100	$1,650	$1.50	21d	1	1.37mi

Listing history 3 events

1. 2026-05-23
   status Active
2. 2026-05-11
   status Pending
3. 2026-05-10
   listed $124,900 Active

ⓘ 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: $522 · $44/mo
• Projected year-2 tax: $792 · $66/mo
• Expected delta: +$270/yr (+$22/mo · 51.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,552
• − Mortgage interest: −$6,996
• − Property taxes: −$522
• − Insurance: −$624
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,633
• Taxable income: $8,007
• Est. tax owed @ 24.0%: −$1,922
• After-tax cash flow: $7,677/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 — 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

• County: Warrick County · 39,818 people
• City population: 146,793
• 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

• 2026-05-23 Relisted — IRMLS
• 2026-05-11 Pending — IRMLS
• 2026-05-10 Listed $124,900 IRMLS

Property tax history

+5.4%/yr

Latest (2024): $522 · +2.2% YoY. Source: county tax records.