1000 S 19th St · Terre Haute, IN 47802

$71,999

2 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 288 Days on market

Built 1925 5,227 sqft lot $68/sqft · 22% below area Est $92k · 22% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Brick Home. Covered Front Porch.

Key facts

• Covered front porch
• 5,227 sq ft lot
• Built 1925

Tags

• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Adelaide De Vaney Elementary Sch (math 62% / reading 47%, grade C, #197 of 994 statewide, top 22%, 437 students, 58% FRL); Sarah Scott Middle School (math 8% / reading 18%, grade F, #304 of 330 statewide, top 94%, 397 students, 86% 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 65% FRL vs 47% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 190 active listings in the ZIP; 15 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 $498 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 288 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,359 (12.0% below list)

Questions for the listing agent

1. It's been on market 288 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.36% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (median comp): $92,361
• List price: $71,999
• Delta: -22.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 College	0.14mi	2/2.0	1,040 (-2%)	0mo	$165,000	$159	86
552 Monterey Ave	0.39mi	2/1.0	1,080 (+2%)	3mo	$147,000	$136	76
941 S 25th St	0.47mi	2/1.0	1,102 (+4%)	2mo	$115,000	$104	69
2341 S Seabury Ave	0.61mi	2/1.5	1,040 (-2%)	2mo	$149,500	$144	65
1901 Hulman St	0.57mi	2/1.0	980 (-8%)	1mo	$70,000	$71	60
1908 S 23rd St	0.74mi	2/2.0	1,072 (+1%)	0mo	$176,852	$165	59
557 Monterey Ave	0.37mi	2/1.0	906 (-14%)	2mo	$110,000	$121	58
415 S 24th St	0.57mi	2/1.0	930 (-12%)	1mo	$85,000	$91	53
136 Monterey Ave	0.72mi	2/1.0	979 (-8%)	3mo	$159,000	$162	52
1006 S 25th St	0.51mi	2/2.0	1,207 (+14%)	3mo	$169,900	$141	46
1419 S 12th St	0.69mi	3/2.0 (+1)	1,146 (+8%)	4mo	$177,000	$154	42
1407 Ohio St	0.71mi	3/1.5 (+1)	1,178 (+11%)	5mo	$29,500	$25	37

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: 6.6%
• Equity multiple: 1.25×
• Total profit: $5,081
• Equity at exit: $10,735

10-year hold

• IRR: 14.4%
• Equity multiple: 2.06×
• Total profit: $21,433
• Equity at exit: $6,225

Cash invested: $20,160 (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: 6.1×

Monthly cashflow live

• Estimated rent: $978 high
• Mortgage (P&I): −$378
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $290

Break-even live

Break-even rent $611

Max offer price $71,999

Occupancy floor 65%

Sensitivity live

Price	-10% $331	-5% $310	+0% $290	+5% $269	+10% $249
Rent	-10% $212	-5% $251	+0% $290	+5% $328	+10% $367
Rate	-1.0pp $326	-0.5pp $308	base $290	+0.5pp $271	+1.0pp $252

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	45d	1	0.20mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	45d	1	0.34mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	45d	1	0.41mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	45d	1	0.46mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	45d	1	0.63mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	45d	1	0.65mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	45d	1	0.66mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	45d	1	1.04mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	45d	1	1.05mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	45d	1	1.12mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	45d	1	1.14mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	45d	14	1.26mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	45d	1	1.33mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	45d	1	1.33mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	45d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $71,999 Active 288 DOM
2. 2026-06-19
   days on market $71,999 Active 286 DOM
3. 2026-06-18
   days on market $71,999 Active 285 DOM
4. 2026-06-17
   days on market $71,999 Active 284 DOM
5. 2026-06-16
   days on market $71,999 Active 283 DOM
6. 2026-06-15
   days on market $71,999 Active 282 DOM
7. 2026-06-14
   days on market $71,999 Active 280 DOM
8. 2026-06-13
   days on market $71,999 Active 279 DOM
9. 2026-06-10
   days on market $71,999 Active 277 DOM
10. 2026-06-09
    days on market $71,999 Active 276 DOM
11. 2026-06-08
    days on market $71,999 Active 275 DOM
12. 2026-06-07
    days on market $71,999 Active 274 DOM
13. 2026-06-05
    days on market $71,999 Active 271 DOM
14. 2026-06-02
    days on market $71,999 Active 269 DOM
15. 2026-06-01
    days on market $71,999 Active 268 DOM
16. 2026-05-31
    days on market $71,999 Active 267 DOM
17. 2026-05-30
    days on market $71,999 Active 266 DOM
18. 2026-01-20
    price $71,999 32-char remark

    Show marketing remark (32 chars)

    Brick Home. Covered Front Porch.

19. 2025-12-28
    price $68,875 32-char remark

    Show marketing remark (32 chars)

    Brick Home. Covered Front Porch.

20. 2025-09-07
    listed $72,500 Active 32-char remark

    Show marketing remark (32 chars)

    Brick Home. Covered Front Porch.

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $904 · $75/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 4/10 Moderate FEMA zone X (unshaded) · 23% 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: $11,736
• − Mortgage interest: −$4,033
• − Property taxes: −$904
• − Insurance: −$360
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,095
• Taxable income: $2,467
• Est. tax owed @ 24.0%: −$592
• After-tax cash flow: $2,885/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): 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

-0.7% since first listed

3 events — show timeline

• 2026-01-20 Price Changed $71,999 IRMLS
• 2025-12-28 Price Changed $68,875 IRMLS
• 2025-09-07 Listed $72,500 IRMLS

Property tax history

-5.7%/yr

Latest (2024): $904 · +0.2% YoY. Source: county tax records.