1120 S 5th St · Terre Haute, IN 47802

$135,000

4 bd · 1.0 ba · 2,056 sqft · SingleFamily public records · 48 Days on market

Built 1905 0.29 ac lot Est $146k · 8% under

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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
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this, 4 bedroom, 1.5 bath home located in the historic Farrington Grove neighborhood! It offers a great opportunity for buyers ready to add their own touches and build value. The home features beautiful hardwood floors, a cozy fireplace with a classic wooden mantle, and charming built-in cabinets in the living room that add character and storage. All four spacious bedrooms are located upstairs, creating a comfortable separation of living and sleeping areas. The kitchen comes stocked with appliances, and a portion of the interior has been recently repainted. Outside, you’ll find a large fenced-in backyard and a detached two-car garage. Don’t miss your chance to unlock

Key facts

• Built-in cabinets
• Cozy fireplace
• Fenced-in backyard

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• BUILT-IN CABINETS
• FENCED-IN BACKYARD

Property features AI

Exterior

• Parking: Detached garage (1 space); Concrete driveway/parking
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; 2 stories
• Construction: Stucco construction; Shingle roof; Partial crawl space basement
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Insulated windows; Storm windows; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.7% in Terre Haute — 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 75/100 on livability (#63 in IN, #4,186 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, employment F.
• Vigo County School Corporation (urban): math 32% / reading 37% proficiency, ranked #202 of 301 in IN (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Farrington Grove Elementary School (math 27% / reading 22%, grade F, #762 of 994 statewide, top 78%, 428 students, 92% FRL); Sarah Scott Middle School (math 8% / reading 18%, grade F, #304 of 330 statewide, top 94%, 397 students, 86% FRL); Terre Haute South Vigo High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 1,610 students, 51% FRL) — zoned schools average 76% FRL vs 47% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($57k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1905 — 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: 1.46% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.72%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $145,976
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 S Center St	0.16mi	4/2.0	2,119 (+3%)	1mo	$209,900	$99	83
1132 S 7th ST St	0.23mi	3/2.0 (-1)	2,238 (+9%)	5mo	$159,900	$71	61
1604 S 5th St St	0.37mi	4/1.5	2,224 (+8%)	7mo	$183,000	$82	61
834 S 9th St	0.40mi	3/2.0 (-1)	1,915 (-7%)	1mo	$134,990	$70	60
1726 S 11th St	0.73mi	4/1.5	2,092 (+2%)	5mo	$164,000	$78	57
1414 S 11th St	0.55mi	4/1.0	1,850 (-10%)	2mo	$59,900	$32	56
1444 S 6th St	0.28mi	3/2.5 (-1)	2,301 (+12%)	3mo	$174,500	$76	54
717 S 9th St	0.42mi	5/2.0 (+1)	1,856 (-10%)	6mo	$42,000	$23	50
415 Oak St	0.43mi	4/1.5	2,362 (+15%)	12mo	$100,000	$42	43
1701 S 5th St	0.48mi	3/2.0 (-1)	2,322 (+13%)	18mo	$80,000	$34	32

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.43×
• Total profit: $16,261
• Equity at exit: $20,129

10-year hold

• IRR: 18.7%
• Equity multiple: 2.43×
• Total profit: $54,100
• Equity at exit: $11,672

Cash invested: $37,800 (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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 191
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $653

Break-even live

Break-even rent $1,140

Max offer price $135,000

Occupancy floor 62%

Sensitivity live

Price	-10% $729	-5% $691	+0% $653	+5% $614	+10% $576
Rent	-10% $497	-5% $575	+0% $653	+5% $730	+10% $808
Rate	-1.0pp $721	-0.5pp $687	base $653	+0.5pp $618	+1.0pp $582

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	45d	1	0.41mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	45d	1	1.35mi
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	45d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $135,000 Active 48 DOM
2. 2026-06-19
   days on market $135,000 Active 46 DOM
3. 2026-06-18
   days on market $135,000 Active 45 DOM
4. 2026-06-17
   days on market $135,000 Active 44 DOM
5. 2026-06-16
   days on market $135,000 Active 43 DOM
6. 2026-06-15
   days on market $135,000 Active 42 DOM
7. 2026-06-14
   days on market $135,000 Active 40 DOM
8. 2026-06-13
   days on market $135,000 Active 39 DOM
9. 2026-06-10
   days on market $135,000 Active 37 DOM
10. 2026-06-09
    days on market $135,000 Active 36 DOM
11. 2026-06-08
    days on market $135,000 Active 35 DOM
12. 2026-06-07
    days on market $135,000 Active 34 DOM
13. 2026-06-05
    days on market $135,000 Active 31 DOM
14. 2026-06-02
    days on market $135,000 Active 29 DOM
15. 2026-06-01
    days on market $135,000 Active 28 DOM
16. 2026-05-31
    days on market $135,000 Active 27 DOM
17. 2026-05-30
    days on market $135,000 Active 26 DOM
18. 2026-05-16
    status Active
19. 2026-03-26
    status Pending
20. 2026-03-14
    listed $135,000 Active
21. 2026-02-13
    historical
22. 2026-01-07
    price $114,900
23. 2026-01-07
    price $114,900
24. 2025-11-11
    listed $120,500 Active
25. 2025-11-10
    listed $120,500 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: $1,635 · $136/mo
• Projected year-2 tax: $1,635 · $136/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $23,592
• − Mortgage interest: −$7,562
• − Property taxes: −$1,635
• − Insurance: −$675
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$3,927
• Taxable income: $6,018
• Est. tax owed @ 24.0%: −$1,444
• After-tax cash flow: $6,388/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: Vigo County School Corporation
• NCES district ID: 1812090
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $40,100
• Composite: 28.97/100
• National rank: #6625
• State rank: #202 of 301 in IN

Livability — Terre Haute

• Score: 75/100
• State rank: #63
• US rank: #4186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terre Haute, IN
• County: Vigo County · 91,193 people
• City population: 91,193
• Metro: Terre Haute, IN
• Population (ZIP): 33,135
• Household income: $57,395
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1102.0

Population outlook (Vigo County) Hauer SSP2

• Today (2025): 106,366 people
• By 2030: 105,674 · -0.7%
• By 2040: 103,731 · -2.5%
• By 2050: 101,200 · -4.9%
• By 2075: 95,674 · -10.1%
• By 2100: 85,910 · -19.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Vigo

• 2024 margin: R (+18.1) · D 40.0% · R 58.1% · Other 2.0%
• 2008→2024 swing: -33.9pp toward R · 2008: 15.8pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+14.7 2016: R+15.2 2012: D+0.8 2008: D+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.05%
• Current HPI: 183.0194
• Rent YoY: ▲ 1.23%
• Metro: Terre Haute, IN
• 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

+12.0% since first listed

8 events — show timeline

• 2026-05-16 Relisted — THAAR
• 2026-03-26 Pending — THAAR
• 2026-03-14 Listed $135,000 THAAR
• 2026-02-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-01-07 Price Changed $114,900 THAAR
• 2026-01-07 Price Changed $114,900 MIBOR as Distributed by MLS Grid
• 2025-11-11 Listed $120,500 MIBOR as Distributed by MLS Grid
• 2025-11-10 Listed $120,500 THAAR

Property tax history

+0.1%/yr

Latest (2024): $1,635 · +5.1% YoY. Source: county tax records.