105 S 17th St St · Terre Haute, IN 47807

$129,900

3 bd · 1.0 ba · 2,640 sqft · SingleFamily public records · 36 Days on market

Built 1924 2,178 sqft lot $49/sqft · 8% above area Est $161k · 20% under ↓ 7% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• Appreciation +7.1/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Step into the charm and character of this spacious 2-story home offering 2,576 square feet of living space! Featuring 3 bedrooms, 1 and a half bathrooms, and a detached garage, this property is full of original woodwork, built-ins, and timeless craftsmanship throughout. From the large covered front porch to the inviting living spaces and oversized rear deck, this home offers endless potential for someone ready to make it their own. The fenced-in backyard provides privacy and room to enjoy outdoor living, while the generous interior layout offers space for entertaining, hobbies, or a growing family. The home also features large rooms, abundant natural light, and classic architectural details

Key facts

• Oversized rear deck
• Original woodwork
• Fenced-in backyard

Tags

• ORIGINAL WOODWORK
• BUILT-INS
• LARGE COVERED FRONT PORCH
• OVERSIZED REAR DECK
• FENCED-IN BACKYARD
• GENEROUS INTERIOR LAYOUT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single family residence; 2 stories
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Covered deck

Interior

• Kitchen: Dishwasher; Electric range; Electric oven
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Fireplace (1); Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• At $1,332/mo this rent would consume 65% 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 $6k of equity ($898 loan paydown + $5k 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 $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1924 — 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: 1.03% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $161,449
• List price: $129,900
• Delta: -19.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 Ohio St	0.08mi	3/2.5	2,535 (-4%)	2mo	$198,000	$78	82
29 Monterey Ave	0.37mi	3/1.0	2,676 (+1%)	2mo	$200,000	$75	79
1513 Ohio St	0.11mi	3/2.0	2,754 (+4%)	13mo	$120,000	$44	73
1523 Ohio St	0.10mi	3/1.5	2,330 (-12%)	4mo	$161,000	$69	71
24 S 19th St	0.22mi	3/1.0	2,472 (-6%)	15mo	$131,000	$53	66
2215 Sycamore St	0.49mi	3/1.0	2,762 (+5%)	13mo	$28,500	$10	58
610 Monterey Ave	0.52mi	2/1.0 (-1)	2,664 (+1%)	13mo	$180,000	$68	58
2109 Poplar St	0.38mi	2/1.5 (-1)	2,494 (-6%)	16mo	$140,000	$56	53
2140 Poplar St	0.41mi	4/2.0 (+1)	2,703 (+2%)	23mo	$274,000	$101	49
1030 S 17th St	0.73mi	4/2.0 (+1)	2,312 (-12%)	2mo	$149,900	$65	34
202 S 24th St	0.60mi	2/1.5 (-1)	2,322 (-12%)	16mo	$184,900	$80	32

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: 19.3%
• Equity multiple: 2.17×
• Total profit: $42,535
• Equity at exit: $66,944

10-year hold

• IRR: 20.0%
• Equity multiple: 4.25×
• Total profit: $118,289
• Equity at exit: $110,365

Cash invested: $36,372 (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 47807

• Home prices YoY: 2.8%
• Rents YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$36 /mo · $431/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $281

Break-even live

Break-even rent $976

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	44d	1	0.37mi

Listing history 17 events

1. 2026-06-19
   days on market $129,900 Active 36 DOM
2. 2026-06-18
   days on market $129,900 Active 35 DOM
3. 2026-06-17
   days on market $129,900 Active 34 DOM
4. 2026-06-16
   days on market $129,900 Active 33 DOM
5. 2026-06-15
   days on market $129,900 Active 32 DOM
6. 2026-06-14
   days on market $129,900 Active 30 DOM
7. 2026-06-13
   days on market $129,900 Active 29 DOM
8. 2026-06-10
   days on market $129,900 Active 27 DOM
9. 2026-06-09
   days on market $129,900 Active 26 DOM
10. 2026-06-08
    days on market $129,900 Active 25 DOM
11. 2026-06-07
    days on market $129,900 Active 24 DOM
12. 2026-06-05
    days on market $129,900 Active 21 DOM
13. 2026-06-02
    days on market $129,900 Active 19 DOM
14. 2026-06-01
    days on market $129,900 Active 18 DOM
15. 2026-05-31
    days on market $129,900 Active 17 DOM
16. 2026-05-30
    days on market $129,900 Active 16 DOM
17. 2026-05-14
    listed $139,900 Active 924-char remark

ⓘ 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: $431 · $36/mo
• Projected year-2 tax: $767 · $64/mo
• Expected delta: +$337/yr (+$28/mo · 78.2%)

ⓘ 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) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 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: $15,989
• − Mortgage interest: −$7,276
• − Property taxes: −$431
• − Insurance: −$650
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,779
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $3,066/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

-7.1% since first listed

2 events — show timeline

• 2026-05-28 Price Changed $129,900 THAAR
• 2026-05-14 Listed $139,900 THAAR

Property tax history

-5.1%/yr

Latest (2024): $431 · +2.0% YoY. Source: county tax records.