1330 Boston Ave · Terre Haute, IN 47805

$110,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 29 Days on market

Built 1909 0.30 ac lot Est $103k · 6% 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• ARV discount +4.7/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming bungalow on Terre Haute's north side on a corner lot. Located close to Plaza North shopping and restaurants. You will love this 2 bedroom, 1 bath home located on a third of an acre on 2 city lots! Open eat-in kitchen with nice cabinetry and all appliances stay. Updated bathroom in between the two bedrooms. Full basement that even goes under the front porch. Seller has made a gaming room in the basement. Outside there is a large back yard, concrete pad, and two sheds. Whether you're a first time home buyer or looking to downsize, check this one out today!

Key facts

• Open eat-in kitchen
• Full basement
• Large back yard

Tags

• CORNER LOT
• OPEN EAT-IN KITCHEN
• UPDATED BATHROOM
• FULL BASEMENT
• LARGE BACK YARD

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public sewer
• Home design: Single-family residence; 1 story
• Construction: Frame construction; Shingle roof
• Exterior features: Covered patio/porch; Shed(s) on property

Interior

• Kitchen: Electric range; Electric oven; Microwave; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Washer and dryer included; Electric range and electric oven; Microwave; Refrigerator; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Terre Town Elementary School (math 43% / reading 35%, grade F, #530 of 994 statewide, top 54%, 556 students, 82% FRL); Otter Creek Middle School (math 13% / reading 25%, grade F, #274 of 330 statewide, top 83%, 787 students, 65% FRL); Terre Haute North Vigo High School (math 25% / reading 62%, grade F, #191 of 369 statewide, top 52%, 1,507 students, 51% FRL) — zoned schools average 66% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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: 1.02% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 Dahlen Ave	0.52mi	2/1.0	768 (-2%)	17mo	$88,000	$115	58
2155 Clay Ave	0.73mi	2/1.5	744 (-5%)	2mo	$98,000	$132	54
2141 Dahlen Ave	0.67mi	2/1.0	768 (-2%)	22mo	$110,000	$143	47

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-4,500
• Equity at exit: $16,401

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $13,136
• Equity at exit: $9,511

Cash invested: $30,800 (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 47805

• Home prices YoY: -20.3%
• Active inventory: 81
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $210

Break-even live

Break-even rent $852

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $272	-5% $241	+0% $210	+5% $179	+10% $148
Rent	-10% $122	-5% $166	+0% $210	+5% $254	+10% $298
Rate	-1.0pp $265	-0.5pp $238	base $210	+0.5pp $181	+1.0pp $152

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 N 14th St Terre Haute, IN	3.0	1.5	990	$1,450	$1.46	44d	1	0.67mi
2702 N 6 1/2 St Terre Haute, IN	2.0	1.0	775	$1,500	$1.94	44d	1	0.80mi
3850 N 25th St Terre Haute, IN	2.0	1.0	900	$1,000	$1.11	44d	1	0.90mi
2524 E Dexter Ave North Terre Haute, IN	1.0	1.0	600	$650	$1.08	44d	1	1.22mi

Listing history 19 events

1. 2026-06-19
   days on market $110,000 Active 29 DOM
2. 2026-06-18
   days on market $110,000 Active 28 DOM
3. 2026-06-17
   days on market $110,000 Active 27 DOM
4. 2026-06-16
   days on market $110,000 Active 26 DOM
5. 2026-06-15
   days on market $110,000 Active 25 DOM
6. 2026-06-14
   days on market $110,000 Active 23 DOM
7. 2026-06-13
   days on market $110,000 Active 22 DOM
8. 2026-06-10
   days on market $110,000 Active 20 DOM
9. 2026-06-09
   days on market $110,000 Active 19 DOM
10. 2026-06-08
    days on market $110,000 Active 18 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 17 DOM
12. 2026-06-05
    days on market $114,900 Active 14 DOM
13. 2026-06-02
    days on market $114,900 Active 12 DOM
14. 2026-06-01
    days on market $114,900 Active 11 DOM
15. 2026-05-31
    days on market $114,900 Active 10 DOM
16. 2026-05-30
    days on market $114,900 Active 9 DOM
17. 2026-05-21
    listed $114,900 Active
18. 2022-05-16
    historical
19. 2022-05-12
    listed $75,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$167/yr (+$14/mo · 27.9%)

ⓘ 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: $13,405
• − Mortgage interest: −$6,162
• − Property taxes: −$600
• − Insurance: −$550
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,200
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,338/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): 12,619
• Household income: $72,411
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 192.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 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: ▼ -48.03%
• Current HPI: 188.402
• Rent YoY: —
• 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

+53.2% since first listed

3 events — show timeline

• 2026-05-21 Listed $114,900 THAAR
• 2022-05-16 Delisted — THAAR
• 2022-05-12 Listed $75,000 THAAR

Property tax history

+5.4%/yr

Latest (2024): $600 · +2.2% YoY. Source: county tax records.