1417 6th Ave · Terre Haute, IN 47807

$52,900

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 7 Days on market

Built 1905 5,227 sqft lot ↓ 12% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

You can sit on your front porch and hear the 'crack of the bat' from Spencer Ball Park right across the street! This comfortable home offers 3 BR's, a great size eat-in kitchen, a very roomy bath and a separate laundry room on the back side of the house. It will be evident that this property has been well maintained and cared for by the owner. Det garage is a 2 car size w/ 8' door, so there's plenty of room for the hobbyist or gear head in the family. Call Debi today for your personal tour or addl details. 812-841-2095

Key facts

• Newer furnace
• Newer roof
• Laundry room

Tags

• NEWER ROOF
• NEWER FURNACE
• NEWER KITCHEN APPLIANCES
• FULL UNFINISHED BASEMENT
• DETACHED GARAGE
• LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces; Concrete driveway/parking
• Security: Smoke detector(s)
• Utilities: Public sewer
• Home design: Single-family residence; 1 story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Covered patio/porch; 40 x 135 lot

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Insulated windows; Full unfinished basement; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $53k).
• Cap rate 13.2% 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: Deming Early Learning Center (math 17% / reading 12%, grade F, #862 of 994 statewide, top 88%, 311 students, 74% FRL); Otter Creek Middle School (math 13% / reading 25%, grade F, #274 of 330 statewide, top 83%, 787 students, 65% 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 64% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 78 active listings in the ZIP; 13 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 $959/mo this rent would consume 47% 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 $3k of equity ($366 loan paydown + $2k 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.
• At projected returns (4.1% appreciation + 3.7% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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: property tax is 3.5% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,900

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.81% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $112,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1337 3rd Ave	0.21mi	2/1.0	1,123 (-6%)	4mo	$69,500	$62	78
1817 Garfield Ave	0.44mi	2/1.5	1,141 (-4%)	1mo	$129,900	$114	70
1818 Garfield Ave	0.46mi	3/1.0 (+1)	1,148 (-4%)	1mo	$97,500	$85	67
1543 3 Ave	0.25mi	3/2.0 (+1)	1,092 (-8%)	4mo	$103,000	$94	62
2117 Beech st St	0.58mi	3/2.0 (+1)	1,152 (-3%)	2mo	$139,900	$121	56
2119 Beech St St	0.58mi	3/2.0 (+1)	1,152 (-3%)	2mo	$139,900	$121	56
1612 Locust St	0.43mi	2/1.0	1,368 (+15%)	1mo	$89,900	$66	54
2014 Buckeye St	0.60mi	2/2.0	1,106 (-7%)	2mo	$124,500	$113	54
2033 N 20th St	0.63mi	3/2.0 (+1)	1,152 (-3%)	2mo	$149,900	$130	54
1006 N 9th St	0.57mi	2/1.0	1,338 (+12%)	1mo	$115,000	$86	52
1204 Ash St	0.46mi	1/1.0 (-1)	1,344 (+13%)	2mo	$74,750	$56	51
2301 Beech St	0.66mi	3/1.0 (+1)	1,097 (-8%)	2mo	$57,000	$52	49

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: 33.6%
• Equity multiple: 3.02×
• Total profit: $29,914
• Equity at exit: $27,262

10-year hold

• IRR: 33.3%
• Equity multiple: 6.16×
• Total profit: $76,501
• Equity at exit: $44,945

Cash invested: $14,812 (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: 4.6×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$277
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $306

Break-even live

Break-even rent $572

Max offer price $52,900

Occupancy floor 63%

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1432 4th Ave Terre Haute, IN	3.0	1.0	1144	$1,000	$0.87	43d	1	0.12mi
1723 N 11th St Unit 3 Terre Haute, IN	2.0	1.0	800	$800	$1.00	43d	1	0.45mi
1723 N 11th St Unit 2 Terre Haute, IN	1.0	1.0	700	$800	$1.14	43d	1	0.45mi
1028 N 9th St Terre Haute, IN	2.0	1.0	960	$1,200	$1.25	43d	1	0.56mi
2124 1st Ave Terre Haute, IN	2.0	1.0	1208	$899	$0.74	43d	1	0.58mi
2003 N 22nd St Terre Haute, IN	1.0	1.0	846	$650	$0.77	43d	1	0.69mi
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	43d	1	0.82mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	43d	1	1.24mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	43d	1	1.25mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	43d	1	1.45mi
3100 N 14th St Terre Haute, IN	3.0	1.5	990	$1,450	$1.46	43d	1	1.47mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	43d	1	1.47mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	43d	1	1.49mi

Listing history 8 events

1. 2026-06-05
   statusdays on market $52,900 Pending 7 DOM
2. 2026-06-02
   days on market $52,900 Active 5 DOM
3. 2026-06-01
   days on market $52,900 Active 4 DOM
4. 2026-05-31
   days on market $52,900 Active 3 DOM
5. 2026-05-30
   days on market $52,900 Active 2 DOM
6. 2026-05-26
   listed $52,900 Active
7. 2020-11-06
   soldstatus $50,000 525-char remark

   Show marketing remark (525 chars)

   You can sit on your front porch and hear the 'crack of the bat' from Spencer Ball Park right across the street! This comfortable home offers 3 BR's, a great size eat-in kitchen, a very roomy bath and a separate laundry room on the back side of the house. It will be evident that this property has been well maintained and cared for by the owner. Det garage is a 2 car size w/ 8' door, so there's plenty of room for the hobbyist or gear head in the family. Call Debi today for your personal tour or addl details. 812-841-2095

8. 2020-08-26
   listed $59,900 525-char remark

   Show marketing remark (525 chars)

   You can sit on your front porch and hear the 'crack of the bat' from Spencer Ball Park right across the street! This comfortable home offers 3 BR's, a great size eat-in kitchen, a very roomy bath and a separate laundry room on the back side of the house. It will be evident that this property has been well maintained and cared for by the owner. Det garage is a 2 car size w/ 8' door, so there's plenty of room for the hobbyist or gear head in the family. Call Debi today for your personal tour or addl details. 812-841-2095

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/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: $11,509
• − Mortgage interest: −$2,963
• − Property taxes: −$1,827
• − Insurance: −$264
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,539
• Taxable income: $3,074
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $2,934/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

-11.7% since first listed

3 events — show timeline

• 2026-05-26 Listed $52,900 THAAR
• 2020-11-06 Sold (MLS) $50,000 THAAR
• 2020-08-26 Listed $59,900 THAAR

Property tax history

+4.6%/yr

Latest (2024): $1,827 · +4.7% YoY. Source: county tax records.