1205 S 8th St · Terre Haute, IN 47802

$110,000

2 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 146 Days on market

Built 1905 5,663 sqft lot $94/sqft · 171% above area Est $122k · 10% under

---

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 +21.3/30.0
• ARV discount +11.9/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• 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 MLS

Built in 1905, this welcoming home offers timeless character, generous space, and everyday comfort. From the moment you arrive, you will appreciate the classic curb appeal and the sense of history carried throughout the home. Inside, original built-ins and hardwood floors add warmth and authenticity, paired with bright, spacious living areas that provide room to gather and entertain. The layout offers excellent flow, with an updated kitchen featuring ample storage and comfortable bedrooms that provide privacy and flexibility for everyday living, guests, or home office needs. The basement adds valuable additional space, featuring two separate rooms ideal for storage, hobbies, a workout area, or future finishing potential. Outside, enjoy a private yard perfect for pets, gardening, or relaxing at the end of the day. A garage provides convenient parking and extra storage. Located just minutes from downtown Terre Haute, local shops, restaurants, schools, and parks, this home blends historic charm with modern convenience. Whether you are a first time buyer, looking to downsize, or seeking an affordable investment with character and space, 1205 S 8th Street is ready to welcome you home.

Key facts

• Original built-ins
• Two separate rooms
• Private yard

Tags

• ORIGINAL BUILT-INS
• HARDWOOD FLOORS
• UPDATED KITCHEN
• PRIVATE YARD
• TWO SEPARATE ROOMS
• CONVENIENT PARKING

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 $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (6.0% below list).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools D-, 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.
• Market conditions: Rents rising (+1.2%/yr); 187 active listings in the ZIP; 14 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 146 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.94% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $121,881
• List price: $110,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1319 S 9th St	0.11mi	2/1.0	1,099 (-6%)	5mo	$30,000	$27	81
1425 S 11th St	0.28mi	2/1.0	1,120 (-4%)	2mo	$82,500	$74	79
1012 S 9th St	0.16mi	3/1.0 (+1)	1,214 (+4%)	7mo	$105,000	$86	74
1816 S 7th St	0.53mi	2/1.0	1,151 (-1%)	1mo	$123,000	$107	72
1419 S 12th St	0.39mi	3/2.0 (+1)	1,146 (-2%)	4mo	$177,000	$154	67
1415 S 8th St	0.16mi	3/1.0 (+1)	1,031 (-12%)	2mo	$148,000	$144	67
1510 S 10th St	0.34mi	2/1.0	1,042 (-11%)	1mo	$60,000	$58	65
1211 S 11th St	0.21mi	3/1.0 (+1)	1,270 (+9%)	8mo	$85,000	$67	64
1805 S 6th St	0.56mi	2/1.0	1,260 (+8%)	6mo	$110,000	$87	55
1828 S 8th St	0.55mi	1/1.0 (-1)	1,093 (-6%)	6mo	$98,500	$90	54
1158 S Cruft St S	0.32mi	2/1.0	1,317 (+13%)	22mo	$184,150	$140	45
2116 S 8th St	0.74mi	2/1.0	1,044 (-10%)	18mo	$120,000	$115	33

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-9,457
• Equity at exit: $16,401

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,431
• 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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 187
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$577
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $161

Break-even live

Break-even rent $831

Max offer price $110,000

Occupancy floor 79%

Sensitivity live

Price	-10% $223	-5% $192	+0% $161	+5% $129	+10% $98
Rent	-10% $79	-5% $120	+0% $161	+5% $201	+10% $242
Rate	-1.0pp $216	-0.5pp $189	base $161	+0.5pp $132	+1.0pp $103

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	44d	1	0.07mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	44d	14	0.32mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	44d	1	0.34mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	44d	1	0.36mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	44d	1	0.40mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	44d	1	0.46mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	44d	1	0.96mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.01mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	44d	1	1.03mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	44d	1	1.05mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	44d	1	1.10mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	44d	1	1.14mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	1.14mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	44d	1	1.40mi

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 146 DOM
2. 2026-06-18
   days on market $110,000 Active 145 DOM
3. 2026-06-17
   days on market $110,000 Active 144 DOM
4. 2026-06-16
   days on market $110,000 Active 143 DOM
5. 2026-06-15
   days on market $110,000 Active 142 DOM
6. 2026-06-14
   days on market $110,000 Active 140 DOM
7. 2026-06-13
   days on market $110,000 Active 139 DOM
8. 2026-06-10
   days on market $110,000 Active 137 DOM
9. 2026-06-09
   days on market $110,000 Active 136 DOM
10. 2026-06-08
    days on market $110,000 Active 135 DOM
11. 2026-06-07
    days on market $110,000 Active 134 DOM
12. 2026-06-05
    days on market $110,000 Active 131 DOM
13. 2026-06-02
    days on market $110,000 Active 129 DOM
14. 2026-06-01
    days on market $110,000 Active 128 DOM
15. 2026-05-31
    days on market $110,000 Active 127 DOM
16. 2026-05-30
    days on market $110,000 Active 126 DOM
17. 2025-10-01
    listed $110,000 Active 1201-char remark

    Show marketing remark (1201 chars)

    Built in 1905, this welcoming home offers timeless character, generous space, and everyday comfort. From the moment you arrive, you will appreciate the classic curb appeal and the sense of history carried throughout the home. Inside, original built-ins and hardwood floors add warmth and authenticity, paired with bright, spacious living areas that provide room to gather and entertain. The layout offers excellent flow, with an updated kitchen featuring ample storage and comfortable bedrooms that provide privacy and flexibility for everyday living, guests, or home office needs. The basement adds valuable additional space, featuring two separate rooms ideal for storage, hobbies, a workout area, or future finishing potential. Outside, enjoy a private yard perfect for pets, gardening, or relaxing at the end of the day. A garage provides convenient parking and extra storage. Located just minutes from downtown Terre Haute, local shops, restaurants, schools, and parks, this home blends historic charm with modern convenience. Whether you are a first time buyer, looking to downsize, or seeking an affordable investment with character and space, 1205 S 8th Street is ready to welcome you home.

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$265/yr (+$22/mo · 65.2%)

ⓘ 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 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: $12,411
• − Mortgage interest: −$6,162
• − Property taxes: −$406
• − Insurance: −$550
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$3,200
• Taxable income: $108
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,901/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

1 event — show timeline

• 2025-10-01 Listed $110,000 MIBOR as Distributed by MLS Grid

Property tax history

+29.8%/yr

Latest (2024): $406 · +2.0% YoY. Source: county tax records.