808 S 4th St · Terre Haute, IN 47807

$160,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 42 Days on market

Built 1888 3,485 sqft lot $139/sqft · 147% above area ↓ 11% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Cash flow +6.4/30.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0

Listing remarks

MOTIVATED SELLER Welcomes you to the sunny L-porch and lower patio at 808 S 4th Street. Enjoy this peaceful retreat with no back yard mowing. The home has been regularly maintained and updated from the same homeowner for nearly 30 years. The main floor features living room, dining room, and kitchen with high ceilings and butcher block parkay flooring, a ceramic tiled laundry area, 3 bedrooms, 2 with birch wood walls and closets, 1 full bathroom with tub/shower, glass doors and ceramic tile floor. The finished basement has a 4th bedroom and possibly 5th if desired. There’s plenty of clean storage and gas water heater and furnace. The alley gives access to the 1 car garage with automati

Key facts

• Lower patio
• Birch wood walls
• Finished basement

Tags

• LOWER PATIO
• BUTCHER BLOCK PARKAY FLOORING
• CERAMIC TILED LAUNDRY AREA
• BIRCH WOOD WALLS
• FINISHED BASEMENT
• CLEAN STORAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; 1 story
• Construction: Block, brick, and vinyl siding exterior; Shingle roof; Built with a crawl space/partial basement
• Exterior features: Covered patio

Interior

• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fans; Wall/window air conditioning
• Interior features: Insulated windows; Crawl space/partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (34.7% below list).
• Recommended offer: $105k (34.7% below list) — sets the bar for 1% rule.

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 (+3.7%/yr); 78 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1,046/mo this rent would consume 51% 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 $8k of equity ($1k loan paydown + $7k 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.
• By year 5, 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 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,558 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $97,248
• List price: $160,000
• Delta: 64.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 S 9th St	0.46mi	3/1.0	1,214 (+6%)	7mo	$105,000	$86	63
1319 S 9th St	0.55mi	2/1.0 (-1)	1,099 (-4%)	5mo	$30,000	$27	58
1425 S 11th St	0.72mi	2/1.0 (-1)	1,120 (-3%)	2mo	$82,500	$74	55
1415 S 8th St	0.56mi	3/1.0	1,031 (-10%)	2mo	$148,000	$144	55
1211 S 11th St	0.62mi	3/1.0	1,270 (+10%)	8mo	$85,000	$67	47
1158 S Cruft St S	0.71mi	2/1.0 (-1)	1,317 (+14%)	22mo	$184,150	$140	19

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: 4.4%
• Equity multiple: 1.27×
• Total profit: $12,142
• Equity at exit: $82,456

10-year hold

• IRR: 7.5%
• Equity multiple: 2.29×
• Total profit: $57,777
• Equity at exit: $135,939

Cash invested: $44,800 (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 47807

• Home prices YoY: 2.8%
• Rents YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,046 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-280

Break-even live

Break-even rent $1,400

Max offer price $119,526

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	44d	1	0.13mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	44d	14	0.14mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	44d	1	0.27mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	44d	1	0.35mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	44d	1	0.68mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	44d	1	1.02mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	44d	1	1.22mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	1.26mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	44d	1	1.27mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	44d	1	1.32mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	44d	1	1.33mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.37mi

Listing history 21 events

1. 2026-06-19
   days on market $160,000 Active 42 DOM
2. 2026-06-18
   days on market $160,000 Active 41 DOM
3. 2026-06-17
   days on market $160,000 Active 40 DOM
4. 2026-06-16
   days on market $160,000 Active 39 DOM
5. 2026-06-15
   days on market $160,000 Active 38 DOM
6. 2026-06-14
   days on market $160,000 Active 36 DOM
7. 2026-06-13
   days on market $160,000 Active 35 DOM
8. 2026-06-10
   days on market $160,000 Active 33 DOM
9. 2026-06-09
   days on market $160,000 Active 32 DOM
10. 2026-06-09
    price $160,000 Active 31 DOM
11. 2026-06-08
    days on market $163,000 Active 31 DOM
12. 2026-06-07
    days on market $163,000 Active 30 DOM
13. 2026-06-05
    days on market $163,000 Active 27 DOM
14. 2026-06-02
    days on market $163,000 Active 25 DOM
15. 2026-06-01
    days on market $163,000 Active 24 DOM
16. 2026-05-31
    days on market $163,000 Active 23 DOM
17. 2026-05-30
    days on market $163,000 Active 22 DOM
18. 2026-05-12
    status Active 1598-char remark
19. 2026-05-08
    status Active 1598-char remark
20. 2026-05-06
    listed $180,000 Active 1598-char remark
21. 2026-05-06
    listed $180,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $12,547
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$4,655
• Taxable loss: −$6,277
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $-1,850/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

-11.1% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $160,000 MIBOR as Distributed by MLS Grid
• 2026-06-08 Price Changed $160,000 THAAR
• 2026-05-28 Price Changed $163,000 THAAR
• 2026-05-27 Price Changed $163,000 MIBOR as Distributed by MLS Grid
• 2026-05-20 Price Changed $168,000 MIBOR as Distributed by MLS Grid
• 2026-05-19 Price Changed $168,000 THAAR
• 2026-05-12 Relisted — THAAR
• 2026-05-08 Relisted — THAAR
• 2026-05-06 Listed $180,000 THAAR
• 2026-05-06 Listed $180,000 MIBOR as Distributed by MLS Grid

Property tax history

-4.7%/yr

Latest (2024): $318 · +27.1% YoY. Source: county tax records.