2618 Krunbhaar St · Terre Haute, IN 47802

$79,900

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 60 Days on market

Built 1910 5,227 sqft lot $78/sqft · 6% below area Est $85k · 6% under

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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 +26.9/30.0
• ARV discount +10.2/15.0
• DSCR +9.3/10.0
• 1% rule +6.3/10.0
• 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

“For almost four decades, their love and charm have kept this gem maintained. The family has made beautiful updates to their home. So much love and time have been put into updating this family home. The exterior of the main home has received a new roof and gutters. Ten beautiful new windows have been installed. These windows look amazing inside and out. There is new carpeting throughout the house. The kitchen has new upper cabinets and new light fixtures, plus a new sink in the bathroom. There are new light fixtures in the dining room and kitchen pantry as well. There is also fresh paint throughout the house, with new curtains and blinds in every room. ”

Key facts

• New carpeting
• New gutters
• New upper cabinets

Tags

• NEW ROOF
• NEW GUTTERS
• NEW WINDOWS
• NEW CARPETING
• NEW UPPER CABINETS
• NEW LIGHT FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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; 6 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; 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 $552 of loan paydown is wiped out by about $2k 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 60 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $85,055
• List price: $79,900
• Delta: -6.06%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2424 S 5th St	0.61mi	3/1.0 (+1)	1,042 (+2%)	3mo	$108,000	$104	61
615 Morton St	0.75mi	2/1.0	972 (-5%)	1mo	$135,000	$139	56
100 W Voorhees St	0.34mi	1/1.0 (-1)	889 (-13%)	4mo	$75,000	$84	55
500 Helen Ave	0.64mi	3/1.0 (+1)	1,160 (+14%)	4mo	$127,000	$109	39

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-441
• Equity at exit: $11,913

10-year hold

• IRR: 7.3%
• Equity multiple: 1.51×
• Total profit: $11,427
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.4×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$419
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $222

Break-even live

Break-even rent $624

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $267	-5% $244	+0% $222	+5% $199	+10% $176
Rent	-10% $150	-5% $186	+0% $222	+5% $257	+10% $293
Rate	-1.0pp $262	-0.5pp $242	base $222	+0.5pp $201	+1.0pp $180

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	44d	1	1.09mi
3417 S Center St Terre Haute, IN	1.0	1.0	1176	$875	$0.74	44d	1	1.11mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.15mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	44d	1	1.31mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	44d	14	1.32mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	44d	1	1.35mi

Listing history 22 events

1. 2026-06-19
   days on market $79,900 Active 60 DOM
2. 2026-06-18
   days on market $79,900 Active 59 DOM
3. 2026-06-17
   days on market $79,900 Active 58 DOM
4. 2026-06-16
   days on market $79,900 Active 57 DOM
5. 2026-06-15
   days on market $79,900 Active 56 DOM
6. 2026-06-14
   days on market $79,900 Active 54 DOM
7. 2026-06-13
   days on market $79,900 Active 53 DOM
8. 2026-06-10
   days on market $79,900 Active 51 DOM
9. 2026-06-09
   days on market $79,900 Active 50 DOM
10. 2026-06-08
    days on market $79,900 Active 49 DOM
11. 2026-06-07
    days on market $79,900 Active 48 DOM
12. 2026-06-05
    days on market $79,900 Active 45 DOM
13. 2026-06-02
    days on market $79,900 Active 43 DOM
14. 2026-06-01
    days on market $79,900 Active 42 DOM
15. 2026-05-31
    days on market $79,900 Active 41 DOM
16. 2026-05-30
    days on market $79,900 Active 40 DOM
17. 2026-04-20
    listed $79,900 Active 674-char remark

    Show marketing remark (674 chars)

    “For almost four decades, their love and charm have kept this gem maintained. The family has made beautiful updates to their home. So much love and time have been put into updating this family home. The exterior of the main home has received a new roof and gutters. Ten beautiful new windows have been installed. These windows look amazing inside and out. There is new carpeting throughout the house. The kitchen has new upper cabinets and new light fixtures, plus a new sink in the bathroom. There are new light fixtures in the dining room and kitchen pantry as well. There is also fresh paint throughout the house, with new curtains and blinds in every room. ”

18. 2024-09-05
    historical
19. 2024-07-05
    price $79,900
20. 2024-07-05
    price $79,900
21. 2024-04-10
    listed $69,900 Active
22. 2024-04-10
    listed $69,900 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: $486 · $40/mo
• Projected year-2 tax: $583 · $49/mo
• Expected delta: +$97/yr (+$8/mo · 19.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,851
• − Mortgage interest: −$4,476
• − Property taxes: −$486
• − Insurance: −$400
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$2,324
• Taxable income: $1,429
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,316/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

+14.3% since first listed

6 events — show timeline

• 2026-04-20 Listed $79,900 THAAR
• 2024-09-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-07-05 Price Changed $79,900 THAAR
• 2024-07-05 Price Changed $79,900 MIBOR as Distributed by MLS Grid
• 2024-04-10 Listed $69,900 THAAR
• 2024-04-10 Listed $69,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $486 · +4.6% YoY. Source: county tax records.