2446 N 14th St · Terre Haute, IN 47804

$94,500

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 4 Days on market

Built 1923 4,356 sqft lot $122/sqft · 72% above area Est $110k · 14% 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 +21.8/30.0
• ARV discount +13.9/15.0
• DSCR +7.0/10.0
• 1% rule +5.1/10.0
• 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 MLS

Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

Key facts

• Remodeled
• Updated kitchen
• Fenced-in backyard

Tags

• REMODELED
• UPDATED KITCHEN
• FENCED-IN BACKYARD
• LARGE COVERED FRONT PORCH
• FULL UNFINISHED BASEMENT
• CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Municipal sewer connected; Solid waste service available
• Home design: Single family residence; Updated/remodeled condition; One level; Faces east
• Construction: Aluminum siding; Block foundation
• Exterior features: Covered patio/porch; Chain link fence; Lot under 1/4 acre

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($956 rent vs $94k).
• Cap rate 8.2% 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: Ouabache Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 384 students, 78% 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 65% FRL vs 47% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 active listings in the ZIP; 9 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; lower-income renter base — watch delinquency; 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 $653 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,500

Questions for the listing agent

1. Built in 1923 — 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: 1.01% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 8.2

CMA / ARV

• ARV (median comp): $110,139
• List price: $94,500
• Delta: -14.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1328 Woodley Ave	0.19mi	2/1.0	805 (+4%)	5mo	$4,000	$5	81
2135 Garfield Ave	0.32mi	2/1.0	672 (-13%)	5mo	$22,000	$33	59

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-5,936
• Equity at exit: $14,090

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $6,868
• Equity at exit: $8,171

Cash invested: $26,460 (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 47804

• Home prices YoY: -24.2%
• Active inventory: 65
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $956 high
• Mortgage (P&I): −$496
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $147

Break-even live

Break-even rent $769

Max offer price $94,500

Occupancy floor 80%

Sensitivity live

Price	-10% $201	-5% $174	+0% $147	+5% $121	+10% $94
Rent	-10% $72	-5% $110	+0% $147	+5% $185	+10% $223
Rate	-1.0pp $195	-0.5pp $171	base $147	+0.5pp $123	+1.0pp $98

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.50mi
1723 N 11th St Unit 3 Terre Haute, IN	2.0	1.0	800	$800	$1.00	44d	1	0.75mi
1723 N 11th St Unit 2 Terre Haute, IN	1.0	1.0	700	$800	$1.14	44d	1	0.75mi
2003 N 22nd St Terre Haute, IN	1.0	1.0	846	$650	$0.77	44d	1	0.81mi
2702 N 6 1/2 St Terre Haute, IN	2.0	1.0	775	$1,500	$1.94	44d	1	0.94mi
628 Ash St Terre Haute, IN	1.0–2.0	1.0	568	$750	$1.32	44d	1	0.95mi
1028 N 9th St Terre Haute, IN	2.0	1.0	960	$1,200	$1.25	44d	1	1.28mi
3850 N 25th St Terre Haute, IN	2.0	1.0	900	$1,000	$1.11	44d	1	1.40mi
901 Elm St Terre Haute, IN	2.0	1.0	600	$800	$1.33	44d	1	1.49mi

Listing history 6 events

1. 2026-05-18
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

2. 2026-05-18
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

3. 2026-05-18
   status Pending

   Show marketing remark (541 chars)

   Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

4. 2026-05-13
   listed $94,500 Active 541-char remark

   Show marketing remark (541 chars)

   Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

5. 2026-05-13
   listed $94,500 Active 541-char remark

   Show marketing remark (541 chars)

   Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

6. 2026-05-13
   listed $94,500 Active

   Show marketing remark (541 chars)

   Charming recently remodeled 2 bedroom, 1 bathroom home with timeless character and modern updates throughout! This move-in ready property features a spacious living area, updated kitchen and bath, new central air, and a full unfinished basement offering plenty of storage or future potential. Enjoy relaxing on the large covered front porch, plus a fenced-in backyard perfect for pets, play, or entertaining. Concrete driveway for convenient off-street parking. Refrigerator and range are included, making this home ready for its next owner!

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 1/10 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: $11,468
• − Mortgage interest: −$5,293
• − Property taxes: −$871
• − Insurance: −$472
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$2,749
• Taxable income: $247
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,710/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): 10,553
• Household income: $40,674
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 414.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 7% 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: ▼ -52.33%
• Current HPI: 164.2961
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-18 Pending — THAAR
• 2026-05-18 Pending — IRMLS
• 2026-05-18 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-13 Listed $94,500 MIBOR as Distributed by MLS Grid
• 2026-05-13 Listed $94,500 IRMLS
• 2026-05-13 Listed $94,500 THAAR

Property tax history

-4.4%/yr

Latest (2024): $871 · +0.3% YoY. Source: county tax records.