3012 Bergdolt Rd · Melody Hill, IN 47711

$205,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1951 Est $143k · 43% 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom Brick ranch with a full unfinished basement in a very nice location off of Oakhill Road and Bergdolt Road. Owned by the same owner for over 40 years. Large lot on the corner of Bergdolt and Clover measures 175 ft. X 230 ft. for . 92 Acre total. Detached 2 car garage. Nice covered front porch. Wilmes replacement windows. Cozy Living Room with carpet. Eat-in kitchen with refrigerator, Gas range/oven, garbage disposal, and brand new microwave included. Tiled tub/shower in the full hallway bathroom. Original hardwood flooring underneath the carpet. Some original glass door knobs, an arched doorway and a telephone niche are reminders of a by gone era! The roof was replaced in 2008. The central air unit is 6 years old. There is a Hydro-Max sump pump in the full basement. The washer and dryer are included. The seller is providing a one year AHS Home warranty to the new buyers. Very nice location in the popular North School district.

Key facts

• Concrete patio
• Brick home
• Spacious driveway

Tags

• BRICK HOME
• CORNER LOT
• FENCED IN YARD
• SPACIOUS DRIVEWAY
• DETACHED GARAGE
• CONCRETE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).

Location & tenants

• Location reads 67/100 on livability (#249 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents rising fast (+6.7%/yr); 229 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 39% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $93k; list at $205k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $205,000

Questions for the listing agent

1. Built in 1951 — 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.22%
• DSCR: 1.41
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $143,208
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2924 Bergdolt Rd	0.01mi	3/2.0	884 (-6%)	12mo	$135,000	$153	76
2625 Ashwood Ave	0.28mi	3/1.0	1,015 (+8%)	7mo	$113,000	$111	67
2609 Ashwood Ave	0.31mi	3/1.0	1,075 (+15%)	3mo	$187,000	$174	58
4901 Elmhurst Dr	0.28mi	3/1.0	1,052 (+12%)	19mo	$153,000	$145	50

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $3,197
• Equity at exit: $30,566

10-year hold

• IRR: 14.2%
• Equity multiple: 2.32×
• Total profit: $75,905
• Equity at exit: $17,725

Cash invested: $57,400 (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 47711

• Home prices YoY: -32.3%
• Rents YoY: 6.7%
• Active inventory: 229
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$107 /mo · $1,289/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $441

Break-even live

Break-even rent $1,605

Max offer price $205,000

Occupancy floor 75%

Sensitivity live

Price	-10% $557	-5% $499	+0% $441	+5% $383	+10% $325
Rent	-10% $270	-5% $355	+0% $441	+5% $526	+10% $612
Rate	-1.0pp $544	-0.5pp $493	base $441	+0.5pp $388	+1.0pp $334

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2807 Ridgewood Dr Evansville, IN	2.0	1.0	1020	$1,075	$1.05	14d	1	0.12mi
4901 Pleasant Ridge Dr Evansville, IN	2.0–3.0	2.0	1130	$999	$0.88	14d	1	0.98mi
6143 Boston Way Unit 6143 Evansville, IN	2.0	1.0	785	$2,500	$3.18	22d	1	1.40mi
6145 Boston Way Evansville, IN	2.0	1.0	785	$2,500	$3.18	22d	1	1.41mi
6147 Boston Way Unit 6147 Evansville, IN	2.0	1.0	785	$2,500	$3.18	22d	1	1.41mi
4808 Old Tyme Ct Evansville, IN	2.0	1.0–2.0	1052	$3,074	$2.92	14d	1	1.42mi
6209 Boston Way Evansville, IN	2.0	1.0	785	$2,500	$3.18	22d	1	1.42mi

Listing history 2 events

1. 2018-11-26
   soldstatus $93,200 953-char remark

   Show marketing remark (953 chars)

   Three bedroom Brick ranch with a full unfinished basement in a very nice location off of Oakhill Road and Bergdolt Road. Owned by the same owner for over 40 years. Large lot on the corner of Bergdolt and Clover measures 175 ft. X 230 ft. for . 92 Acre total. Detached 2 car garage. Nice covered front porch. Wilmes replacement windows. Cozy Living Room with carpet. Eat-in kitchen with refrigerator, Gas range/oven, garbage disposal, and brand new microwave included. Tiled tub/shower in the full hallway bathroom. Original hardwood flooring underneath the carpet. Some original glass door knobs, an arched doorway and a telephone niche are reminders of a by gone era! The roof was replaced in 2008. The central air unit is 6 years old. There is a Hydro-Max sump pump in the full basement. The washer and dryer are included. The seller is providing a one year AHS Home warranty to the new buyers. Very nice location in the popular North School district.

2. 2018-10-11
   listed $93,200 953-char remark

   Show marketing remark (953 chars)

   Three bedroom Brick ranch with a full unfinished basement in a very nice location off of Oakhill Road and Bergdolt Road. Owned by the same owner for over 40 years. Large lot on the corner of Bergdolt and Clover measures 175 ft. X 230 ft. for . 92 Acre total. Detached 2 car garage. Nice covered front porch. Wilmes replacement windows. Cozy Living Room with carpet. Eat-in kitchen with refrigerator, Gas range/oven, garbage disposal, and brand new microwave included. Tiled tub/shower in the full hallway bathroom. Original hardwood flooring underneath the carpet. Some original glass door knobs, an arched doorway and a telephone niche are reminders of a by gone era! The roof was replaced in 2008. The central air unit is 6 years old. There is a Hydro-Max sump pump in the full basement. The washer and dryer are included. The seller is providing a one year AHS Home warranty to the new buyers. Very nice location in the popular North School district.

ⓘ 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: $1,289 · $107/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$227/yr (+$19/mo · 17.6%)

ⓘ 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 3/10 Moderate 4% 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: $25,955
• − Mortgage interest: −$11,483
• − Property taxes: −$1,289
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$5,964
• Taxable income: $2,041
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $4,800/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 — Melody Hill

• Score: 67/100
• State rank: #249
• US rank: #10594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Melody Hill, IN
• County: Vanderburgh County · 146,793 people
• Metro: Evansville, IN-KY
• Population (ZIP): 30,944
• Household income: $66,320
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 659.0

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -97.98%
• Current HPI: 205.62
• Rent YoY: ▲ 6.72%
• 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

+0.0% since first listed

2 events — show timeline

• 2018-11-26 Sold (MLS) $93,200 IRMLS
• 2018-10-11 Listed $93,200 IRMLS

Property tax history

+2.7%/yr

Latest (2024): $1,289 · +1.5% YoY. Source: county tax records.