2005 Blue Ridge Dr · Terre Haute, IN 47802

$74,950

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 103 Days on market

Built 1963 0.30 ac lot $59/sqft · 52% below area ↓ 20% 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
• 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

This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

Key facts

• Near the 641 bypass
• 0.3 acre lot
• Built 1963

Tags

• NEAR THE 641 BYPASS
• GREAT SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 4.6% 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: Dixie Bee Elementary School (math 53% / reading 47%, grade D+, #275 of 994 statewide, top 28%, 587 students, 42% FRL); Honey Creek Middle School (math 34% / reading 44%, grade F, #128 of 330 statewide, top 40%, 664 students, 39% 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 44% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 34% district-wide (+13 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 (+1.2%/yr); 190 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $518 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $68,204 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.79% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.35%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

• ARV (median comp): $154,997
• List price: $74,950
• Delta: -51.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1908 E Lexington Dr	0.06mi	4/1.0 (+1)	1,250 (-2%)	8mo	$148,000	$118	82
8449 Bono Rd	0.25mi	2/1.0 (-1)	1,286 (+1%)	5mo	$157,900	$123	78
1934 Lexington Dr	0.13mi	3/1.5	1,160 (-9%)	4mo	$140,000	$121	74
2065 Blueridge Dr	0.26mi	3/1.0	1,405 (+10%)	1mo	$82,500	$59	70

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: 26.6%
• Equity multiple: 2.08×
• Total profit: $22,647
• Equity at exit: $11,175

10-year hold

• IRR: 33.2%
• Equity multiple: 3.77×
• Total profit: $58,234
• Equity at exit: $6,480

Cash invested: $20,986 (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: 190
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $583

Break-even live

Break-even rent $603

Max offer price $74,950

Occupancy floor 52%

Sensitivity live

Price	-10% $626	-5% $604	+0% $583	+5% $562	+10% $541
Rent	-10% $477	-5% $530	+0% $583	+5% $636	+10% $689
Rate	-1.0pp $621	-0.5pp $602	base $583	+0.5pp $564	+1.0pp $544

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: $18,738
• Closing costs: $2,248
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 E Elmwood Dr Terre Haute, IN	3.0	1.0–2.0	878	$1,290	$1.47	45d	21	0.84mi
112 Southglen Rd Terre Haute, IN	3.0	2.0	1440	$1,495	$1.04	45d	1	1.11mi
112 E Southglen Dr #34 Terre Haute, IN	3.0	2.0	1440	$1,495	$1.04	45d	1	1.11mi
6444 Allendale Blvd Unit 6444 Terre Haute, IN	2.0	1.5	947	$1,025	$1.08	45d	1	1.50mi

Listing history 21 events

1. 2026-06-17
   status $74,950 Pending 103 DOM
2. 2026-06-17
   days on market $74,950 Active 103 DOM
3. 2026-06-16
   days on market $74,950 Active 102 DOM
4. 2026-06-15
   days on market $74,950 Active 101 DOM
5. 2026-06-14
   days on market $74,950 Active 99 DOM
6. 2026-06-13
   pricedays on market $74,950 Active 98 DOM
7. 2026-06-10
   days on market $79,950 Active 96 DOM
8. 2026-06-09
   days on market $79,950 Active 95 DOM
9. 2026-06-08
   days on market $79,950 Active 94 DOM
10. 2026-06-07
    days on market $79,950 Active 93 DOM
11. 2026-06-05
    days on market $79,950 Active 90 DOM
12. 2026-06-02
    days on market $79,950 Active 88 DOM
13. 2026-06-01
    days on market $79,950 Active 87 DOM
14. 2026-05-31
    days on market $79,950 Active 86 DOM
15. 2026-05-30
    days on market $79,950 Active 85 DOM
16. 2026-05-11
    price $79,950 181-char remark

    Show marketing remark (181 chars)

    This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

17. 2026-05-11
    price $79,950 181-char remark

    Show marketing remark (181 chars)

    This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

18. 2026-04-10
    price $89,950 181-char remark

    Show marketing remark (181 chars)

    This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

19. 2026-04-10
    price $89,950 181-char remark

    Show marketing remark (181 chars)

    This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

20. 2026-03-06
    listed $99,950 Active 181-char remark

    Show marketing remark (181 chars)

    This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

21. 2026-03-06
    listed $99,500 Active 181-char remark

    Show marketing remark (181 chars)

    This 3-bedroom 1-bath needs some TLC. The ranch style home is located in the Youngstown Meadows neighborhood, located near the 641 bypass and the new Menards! Great school district!

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $631 · $53/mo
• Expected delta: +$6/yr (+$1/mo · 1.0%)

ⓘ 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,095
• − Mortgage interest: −$4,198
• − Property taxes: −$625
• − Insurance: −$375
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,180
• Taxable income: $6,141
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $5,525/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

• 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

-20.0% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $79,950 THAAR
• 2026-05-11 Price Changed $79,950 MIBOR as Distributed by MLS Grid
• 2026-04-10 Price Changed $89,950 THAAR
• 2026-04-10 Price Changed $89,950 MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $99,500 MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $99,950 THAAR

Property tax history

+6.1%/yr

Latest (2024): $625 · +0.9% YoY. Source: county tax records.