712 S 16th St · Terre Haute, IN 47807

$149,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1910 10,454 sqft lot Est $140k · 7% over

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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).

• Cash flow +9.1/30.0
• Appreciation +7.1/10.0
• ARV discount +4.2/15.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

$ 149,900. Great Cottage home with inviting enclosed front porch across front of home! Sparkling clean interior includes Living Room, 3 bedrooms on the main level, as well as 2 new baths, kitchen and family/dining room. Two parcels, 80x130, fenced, with double gates. Nice shed, and a 2.5 car garage with overhead door and opener. Vinyl siding, new basement windows and a new kitchen window. Interior of home has been freshly painted, new flooring, new wiring. Gas- furnace, stove and water heater. Basement has a large mechanical room/laundry area includes washer and dryer. Also 2 rooms each approximately 15' x 15', one totally finished, other is painted and ready to finish. Plenty of storage th

Key facts

• New baths
• Fenced
• Nice shed

Tags

• ENCLOSED FRONT PORCH
• SPARKLING CLEAN INTERIOR
• NEW BATHS
• FENCED
• DOUBLE GATES
• NICE SHED

Property features AI

Exterior

• Parking: Detached garage; Gravel driveway; 2 garage spaces
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Storm windows; Partial, partially finished basement with crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (24.8% below list).
• Recommended offer: $113k (24.8% 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: 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; 11 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 $1,127/mo this rent would consume 55% 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 $7k of equity ($1k loan paydown + $6k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $112,748 (24.8% 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. 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. 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?
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: 0.75% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 S 17th St	0.32mi	3/2.0	1,419 (+6%)	7mo	$84,000	$59	68
1335 S 20th St	0.47mi	2/2.0 (-1)	1,350 (+0%)	6mo	$120,000	$89	66
1008 S 20th St	0.31mi	2/1.0 (-1)	1,225 (-9%)	1mo	$115,000	$94	63
1411 Ohio St	0.48mi	2/1.5 (-1)	1,456 (+8%)	5mo	$151,000	$104	55
1407 Ohio St	0.48mi	3/1.5	1,178 (-12%)	5mo	$29,500	$25	53
239 S 22nd St	0.67mi	2/1.0 (-1)	1,301 (-3%)	4mo	$160,000	$123	53
2512 Farrington St	0.74mi	3/1.0	1,245 (-7%)	1mo	$149,900	$120	51
1017 S 25th St	0.69mi	2/1.0 (-1)	1,436 (+7%)	1mo	$90,000	$63	49
1515 S 17th St	0.56mi	2/1.0 (-1)	1,184 (-12%)	6mo	$105,000	$89	42
54 S 20th St	0.68mi	4/1.5 (+1)	1,499 (+12%)	3mo	$169,900	$113	41
1419 S 12th St	0.64mi	3/2.0	1,146 (-15%)	4mo	$177,000	$154	41
1006 S 25th St	0.72mi	2/2.0 (-1)	1,207 (-10%)	3mo	$169,900	$141	40

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: 8.1%
• Equity multiple: 1.50×
• Total profit: $20,872
• Equity at exit: $77,251

10-year hold

• IRR: 10.5%
• Equity multiple: 2.78×
• Total profit: $74,902
• Equity at exit: $127,358

Cash invested: $41,972 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,127 high
• Mortgage (P&I): −$786
• Tax from tax record: −$157 /mo · $1,879/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-114

Break-even live

Break-even rent $1,272

Max offer price $129,687

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-72	+0% $-114	+5% $-157	+10% $-199
Rent	-10% $-203	-5% $-159	+0% $-114	+5% $-70	+10% $-25
Rate	-1.0pp $-39	-0.5pp $-76	base $-114	+0.5pp $-153	+1.0pp $-193

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	46d	1	0.23mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	46d	1	0.23mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	46d	1	0.34mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	46d	1	0.44mi
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	46d	1	0.46mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	46d	1	0.86mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	46d	1	0.88mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	46d	1	1.07mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	46d	1	1.13mi
2124 1st Ave Terre Haute, IN	2.0	1.0	1208	$899	$0.74	46d	1	1.39mi
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	46d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $149,900 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $149,900 Active 1 DOM

ⓘ 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: $1,879 · $157/mo
• Projected year-2 tax: $1,879 · $157/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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,530
• − Mortgage interest: −$8,397
• − Property taxes: −$1,879
• − Insurance: −$750
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,361
• Taxable loss: −$4,021
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $-408/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

+87.6% since first listed

3 events — show timeline

• 2026-06-18 Listed $149,900 THAAR
• 2023-04-25 Pending — THAAR
• 2022-11-16 Listed $79,900 THAAR

Property tax history

+22.6%/yr

Latest (2024): $1,879 · +947.6% YoY. Source: county tax records.