809 S 20th St · Terre Haute, IN 47803

$85,000

2 bd · 1.0 ba · 786 sqft · SingleFamily public records · 6 Days on market

Built 1890 5,240 sqft lot Est $86k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +8.3/15.0
• 1% rule +6.7/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This late, 800s bungalow offers many of the features that make historic homes so special: tall ceilings, original hardwood floors, substantial trim work, oversized baseboards, detailed door casings, and a welcoming front porch facing the east morning sunrise. Beyond the walls, the fully fenced backyard provides room to relax, garden, entertain, or let four-legged family members roam. Years of care have created rich soil that has supported both vegetable and flower gardens, offering a head start for anyone who enjoys spending time outdoors. Whether you're searching for an affordable place to call home, a property to improve over time, or an investment opportunity, this home offers flexibility and character that's increasingly hard to find. The property is being sold as-is, and a pre-listing inspection has already been completed to provide a clear understanding of the home's condition before making an offer.

Key facts

• 5,240 sq ft lot
• Built 1890
• Listed 5 days

Property features AI

Finance

• Other: Lot under 1/4 acre (approximately 0.12 acre); Not in a subdivision; Low optional finished area percentage

Exterior

• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; One level; Faces east; Listed as fixer condition
• Construction: Vinyl siding; Block foundation and crawl space
• Exterior features: Covered patio/porch; Storage shed; Chain link fence (complete)

Interior

• Kitchen: Gas oven; Refrigerator; Eat-in layout
• Bedrooms: 2 bedrooms (both 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; Cellar and full basement
• Laundry & utility: Washer and dryer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $85k).
• Cap rate 9.8% 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: Riley Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 390 students, 35% 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 at 43% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 34% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Vigo County School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 14 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 $588 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $48k; list at $85k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1890 — 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: 1.17% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $86,460
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 S 17 St	0.18mi	2/1.0	744 (-5%)	3mo	$82,500	$111	81
433 S 25th St	0.52mi	2/1.0	760 (-3%)	2mo	$89,000	$117	69
2209 Crawford St	0.24mi	2/1.0	739 (-6%)	14mo	$103,000	$139	67
613 S 15th St	0.34mi	1/1.0 (-1)	756 (-4%)	9mo	$22,000	$29	66
2204 Seabury Ave	0.61mi	2/1.0	816 (+4%)	1mo	$90,000	$110	64
2703 Dean Ave	0.69mi	1/1.0 (-1)	790 (+0%)	5mo	$18,750	$24	58
1216 S 25th St	0.54mi	2/1.0	824 (+5%)	16mo	$90,000	$109	53
2379 Putnam	0.66mi	2/1.0	798 (+2%)	18mo	$134,000	$168	52
2304 Putnam St	0.58mi	2/1.0	800 (+2%)	23mo	$84,800	$106	51
1029 S 17th St	0.24mi	2/1.0	890 (+13%)	22mo	$40,000	$45	49

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,117
• Equity at exit: $12,674

10-year hold

• IRR: 13.8%
• Equity multiple: 2.16×
• Total profit: $27,638
• Equity at exit: $7,349

Cash invested: $23,800 (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 47803

• Home prices YoY: -28.6%
• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$446
• Tax from tax record: −$59 /mo · $702/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $248

Break-even live

Break-even rent $683

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	43d	1	0.30mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	43d	1	0.34mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	43d	1	0.51mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	43d	1	0.53mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	43d	1	0.55mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	43d	1	1.09mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	43d	1	1.11mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	43d	1	1.25mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	43d	14	1.32mi
1095 Spruce St Unit 2 Bed TBD Terre Haute, IN	2.0	1.0	650	$519	$0.80	43d	1	1.34mi
615 Cherry St Unit 212 Terre Haute, IN	2.0	1.0	625	$1,194	$1.91	43d	1	1.37mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	43d	1	1.41mi
1001 E Voorhees St Apt G Terre Haute, IN	2.0	1.0	577	$750	$1.30	43d	1	1.45mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	43d	1	1.47mi

Listing history 7 events

1. 2026-06-19
   days on market $85,000 Active 6 DOM
2. 2026-06-18
   days on market $85,000 Active 5 DOM
3. 2026-06-17
   days on market $85,000 Active 4 DOM
4. 2026-06-16
   days on market $85,000 Active 3 DOM
5. 2026-06-15
   days on market $85,000 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $85,000 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: $702 · $59/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$10/yr (+$1/mo · 1.4%)

ⓘ 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: $11,966
• − Mortgage interest: −$4,761
• − Property taxes: −$702
• − Insurance: −$425
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,473
• Taxable income: $1,690
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $2,571/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): 21,746
• Household income: $60,565
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 571.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 94% English-only · Chinese 2% Spanish 1% Other Asian/Pacific 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: ▼ -69.70%
• Current HPI: 173.6547
• Rent YoY: ▲ 4.09%
• 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

+93.6% since first listed

5 events — show timeline

• 2026-06-13 Listed $85,000 THAAR
• 2026-06-12 Listed $85,000 MIBOR as Distributed by MLS Grid
• 2021-05-06 Sold (MLS) $48,000 THAAR
• 2020-12-03 Listed $49,900 THAAR
• 2020-03-04 Listed $43,900 THAAR

Property tax history

+6.8%/yr

Latest (2024): $702 · +1.3% YoY. Source: county tax records.