442 N Gilbert Ave · Terre Haute, IN 47807

$70,000

2 bd · 1.5 ba · 1,582 sqft · SingleFamily public records · 109 Days on market

Built 1880 5,227 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
• Appreciation +7.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your new home! Boasting 3 bedrooms and 1 full bath, this home will be great for home owners and investors a like that are looking to do a some exterior work! The back living room is a great place to host guests with a lovely wood burning stove! It can keep the whole house warm if you want it to! The secluded back yard can be you or your tenants little retreat. Do not wait around not this one. It is priced to sell. Contact your Favorite Realtor today.

Key facts

• Secluded back yard
• Wood burning stove
• 5,227 sq ft lot

Tags

• WOOD BURNING STOVE
• SECLUDED BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: Davis Park Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 335 students, 88% FRL); Woodrow Wilson Middle School (math 21% / reading 31%, grade F, #240 of 330 statewide, top 73%, 701 students, 62% 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 67% FRL vs 47% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 78 active listings in the ZIP; 9 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; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• At $1,061/mo this rent would consume 52% of the median local household income ($25k/yr) (locally 1836% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (4.1% local appreciation)).
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask is 27% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1880 — 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: 1.52% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $140,798
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 Ohio St	0.25mi	2/1.5	1,456 (-8%)	5mo	$151,000	$104	71
65 S 21st St	0.58mi	2/1.5	1,625 (+3%)	6mo	$192,500	$118	64
906 S 19th St	0.45mi	3/1.5 (+1)	1,701 (+8%)	1mo	$128,000	$75	61
219 S 13th St	0.31mi	3/1.5 (+1)	1,440 (-9%)	7mo	$105,000	$73	60
2100 College Ave	0.60mi	3/1.5 (+1)	1,558 (-2%)	7mo	$184,900	$119	59
2236 Park St	0.68mi	3/2.0 (+1)	1,562 (-1%)	2mo	$137,900	$88	58
1007 S 10 St	0.63mi	2/1.0	1,494 (-6%)	16mo	$37,500	$25	46
1217 S 17th St	0.55mi	3/2.0 (+1)	1,419 (-10%)	7mo	$84,000	$59	45
1519 Cruft St	0.51mi	3/2.0 (+1)	1,400 (-12%)	7mo	$183,000	$131	44
831 S 9th St	0.64mi	2/2.0	1,806 (+14%)	3mo	$104,000	$58	42
1335 S 20th St	0.71mi	2/2.0	1,350 (-15%)	6mo	$120,000	$89	36
148 Barton Ave	0.75mi	2/1.0	1,362 (-14%)	7mo	$155,000	$114	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.14% appreciation · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.95×
• Total profit: $38,280
• Equity at exit: $36,075

10-year hold

• IRR: 32.1%
• Equity multiple: 5.99×
• Total profit: $97,708
• Equity at exit: $59,473

Cash invested: $19,600 (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 47807

• Home prices YoY: 2.8%
• Rents YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$367
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $388

Break-even live

Break-even rent $570

Max offer price $70,000

Occupancy floor 58%

Sensitivity live

Price	-10% $428	-5% $408	+0% $388	+5% $369	+10% $349
Rent	-10% $304	-5% $346	+0% $388	+5% $430	+10% $472
Rate	-1.0pp $424	-0.5pp $406	base $388	+0.5pp $370	+1.0pp $352

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	45d	1	0.23mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	45d	1	0.30mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	45d	1	0.33mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	45d	1	0.76mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	45d	1	1.08mi
2124 1st Ave Terre Haute, IN	2.0	1.0	1208	$899	$0.74	45d	1	1.23mi
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	46d	1	1.29mi
1432 4th Ave Terre Haute, IN	3.0	1.0	1144	$1,000	$0.87	45d	1	1.34mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	45d	1	1.48mi

Listing history 24 events

1. 2026-06-05
   remarks 466-char remark
2. 2026-06-05
   days on marketlisting id $70,000 Pending 109 DOM
3. 2024-10-23
   status Pending

   Show marketing remark (466 chars)

   Welcome to your new home! Boasting 3 bedrooms and 1 full bath, this home will be great for home owners and investors a like that are looking to do a some exterior work! The back living room is a great place to host guests with a lovely wood burning stove! It can keep the whole house warm if you want it to! The secluded back yard can be you or your tenants little retreat. Do not wait around not this one. It is priced to sell. Contact your Favorite Realtor today.

4. 2024-10-23
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Welcome to your new home! Boasting 3 bedrooms and 1 full bath, this home will be great for home owners and investors a like that are looking to do a some exterior work! The back living room is a great place to host guests with a lovely wood burning stove! It can keep the whole house warm if you want it to! The secluded back yard can be you or your tenants little retreat. Do not wait around not this one. It is priced to sell. Contact your Favorite Realtor today.

5. 2024-10-21
   price $70,000 466-char remark

   Show marketing remark (466 chars)

   Welcome to your new home! Boasting 3 bedrooms and 1 full bath, this home will be great for home owners and investors a like that are looking to do a some exterior work! The back living room is a great place to host guests with a lovely wood burning stove! It can keep the whole house warm if you want it to! The secluded back yard can be you or your tenants little retreat. Do not wait around not this one. It is priced to sell. Contact your Favorite Realtor today.

6. 2024-10-21
   price $70,000

   Show marketing remark (466 chars)

   Welcome to your new home! Boasting 3 bedrooms and 1 full bath, this home will be great for home owners and investors a like that are looking to do a some exterior work! The back living room is a great place to host guests with a lovely wood burning stove! It can keep the whole house warm if you want it to! The secluded back yard can be you or your tenants little retreat. Do not wait around not this one. It is priced to sell. Contact your Favorite Realtor today.

7. 2024-09-01
   status Active
8. 2024-08-30
   historical
9. 2024-07-05
   listed $55,000 Active 466-char remark

   Show marketing remark (466 chars)

   Welcome to your new home! Boasting 3 bedrooms and 1 full bath, this home will be great for home owners and investors a like that are looking to do a some exterior work! The back living room is a great place to host guests with a lovely wood burning stove! It can keep the whole house warm if you want it to! The secluded back yard can be you or your tenants little retreat. Do not wait around not this one. It is priced to sell. Contact your Favorite Realtor today.

10. 2024-04-16
    status Active
11. 2024-04-16
    status Active
12. 2024-03-22
    status Pending
13. 2024-03-22
    status Pending
14. 2024-02-12
    status Active
15. 2024-01-30
    status Pending
16. 2023-12-03
    listed $55,000 Active
17. 2023-11-07
    listed $55,000 Active
18. 2023-10-17
    historical
19. 2023-09-23
    price $59,999
20. 2023-09-23
    price $59,999
21. 2023-09-22
    price $64,900
22. 2023-09-22
    price $64,900
23. 2023-09-02
    listed $70,000 Active
24. 2023-09-02
    listed $70,000 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: $645 · $54/mo
• Projected year-2 tax: $645 · $54/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 18 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: $12,734
• − Mortgage interest: −$3,921
• − Property taxes: −$645
• − Insurance: −$350
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,036
• Taxable income: $3,744
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $3,761/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): 13,140
• Household income: $24,706
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 1836.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 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: ▲ 4.14%
• Current HPI: 152.8073
• Rent YoY: ▲ 3.74%
• 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

+0.0% since first listed

22 events — show timeline

• 2024-10-23 Pending — MIBOR as Distributed by MLS Grid
• 2024-10-23 Pending — THAAR
• 2024-10-21 Price Changed $70,000 THAAR
• 2024-10-21 Price Changed $70,000 MIBOR as Distributed by MLS Grid
• 2024-09-01 Relisted — MIBOR as Distributed by MLS Grid
• 2024-08-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-07-05 Listed $55,000 THAAR
• 2024-04-16 Relisted — MIBOR as Distributed by MLS Grid
• 2024-04-16 Relisted — THAAR
• 2024-03-22 Pending — THAAR
• 2024-03-22 Pending — MIBOR as Distributed by MLS Grid
• 2024-02-12 Relisted — MIBOR as Distributed by MLS Grid
• 2024-01-30 Pending — MIBOR as Distributed by MLS Grid
• 2023-12-03 Listed $55,000 MIBOR as Distributed by MLS Grid
• 2023-11-07 Listed $55,000 THAAR
• 2023-10-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-09-23 Price Changed $59,999 MIBOR as Distributed by MLS Grid
• 2023-09-23 Price Changed $59,999 THAAR
• 2023-09-22 Price Changed $64,900 THAAR
• 2023-09-22 Price Changed $64,900 MIBOR as Distributed by MLS Grid
• 2023-09-02 Listed $70,000 THAAR
• 2023-09-02 Listed $70,000 MIBOR as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2024): $645 · -4.5% YoY. Source: county tax records.