1907 Woodlawn Ave · Terre Haute, IN 47804

$15,900

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 50 Days on market

Built 1902 0.28 ac lot $15/sqft · 70% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is being sold AS-IS and is priced primarily for lot value. The existing structure is currently uninhabitable and will require either full renovation or removal. Buyer is responsible for verifying all requirements with the City of Terre Haute Building Department, including permits, inspections, and any necessary approvals prior to offer. Due to the condition, this property is best suited for cash or investor buyers. Entry into the structure is restricted — please contact the city for access guidelines. Any personal property remaining at closing will convey AS-IS.

Key facts

• 0.28 acre lot
• Garage
• Built 1902

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Metal siding; Wood siding
• Exterior features: Shingle roof; Lot approximately 82 x 154 (0.28 acre); Zoned R

Interior

• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Interior features: Insulated windows; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $16k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $16k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 65.7% 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: Ouabache Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 384 students, 78% 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 65% FRL vs 47% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 active listings in the ZIP; 7 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; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $110 of loan paydown is wiped out by about $477 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 + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 3.3% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,423 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 7.33% ✓
• Cap rate: 65.66%
• Cash-on-cash: 212.04%
• DSCR: 10.43
• GRM: 1.1

CMA / ARV

• ARV (median comp): $53,331
• List price: $15,900
• Delta: -70.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2234 N 7th St	0.56mi	2/1.0 (-1)	1,186 (+14%)	2mo	$155,000	$131	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.68×
• Total profit: $47,558
• Equity at exit: $2,371

10-year hold

• IRR: —
• Equity multiple: 24.82×
• Total profit: $106,058
• Equity at exit: $1,375

Cash invested: $4,452 (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 47804

• Home prices YoY: -24.2%
• Active inventory: 65
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$83
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $787

Break-even live

Break-even rent $169

Max offer price $15,900

Occupancy floor 27%

Sensitivity live

Price	-10% $796	-5% $791	+0% $787	+5% $782	+10% $778
Rent	-10% $695	-5% $741	+0% $787	+5% $833	+10% $879
Rate	-1.0pp $795	-0.5pp $791	base $787	+0.5pp $783	+1.0pp $778

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: $3,975
• Closing costs: $477
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 N 11th St Unit 3 Terre Haute, IN	2.0	1.0	800	$800	$1.00	44d	1	0.73mi
1028 N 9th St Terre Haute, IN	2.0	1.0	960	$1,200	$1.25	44d	1	0.85mi
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	44d	1	0.91mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	44d	1	1.19mi
1432 4th Ave Terre Haute, IN	3.0	1.0	1144	$1,000	$0.87	44d	1	1.23mi
2702 N 6 1/2 St Terre Haute, IN	2.0	1.0	775	$1,500	$1.94	44d	1	1.26mi
3100 N 14th St Terre Haute, IN	3.0	1.5	990	$1,450	$1.46	44d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on market $15,900 Active 50 DOM
2. 2026-06-18
   days on market $15,900 Active 49 DOM
3. 2026-06-17
   days on market $15,900 Active 48 DOM
4. 2026-06-16
   days on market $15,900 Active 47 DOM
5. 2026-06-15
   days on market $15,900 Active 46 DOM
6. 2026-06-14
   days on market $15,900 Active 44 DOM
7. 2026-06-13
   days on market $15,900 Active 43 DOM
8. 2026-06-10
   days on market $15,900 Active 41 DOM
9. 2026-06-09
   days on market $15,900 Active 40 DOM
10. 2026-06-08
    days on market $15,900 Active 39 DOM
11. 2026-06-07
    days on market $15,900 Active 38 DOM
12. 2026-06-05
    days on market $15,900 Active 35 DOM
13. 2026-06-02
    days on market $15,900 Active 33 DOM
14. 2026-06-01
    days on market $15,900 Active 32 DOM
15. 2026-05-31
    days on market $15,900 Active 31 DOM
16. 2026-05-30
    days on market $15,900 Active 30 DOM
17. 2026-04-30
    listed $15,900 Active 583-char remark
18. 2026-04-07
    listed $15,000 Active

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $521 · $43/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 3/10 Moderate
• 🌡 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: $13,976
• − Mortgage interest: −$891
• − Property taxes: −$521
• − Insurance: −$80
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$463
• Taxable income: $9,786
• Est. tax owed @ 24.0%: −$2,349
• After-tax cash flow: $7,091/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): 10,553
• Household income: $40,674
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 414.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 7% 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: ▼ -52.33%
• Current HPI: 164.2961
• Rent YoY: —
• 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

+6.0% since first listed

2 events — show timeline

• 2026-04-30 Listed $15,900 THAAR
• 2026-04-07 Listed $15,000 THAAR

Property tax history

+12.8%/yr

Latest (2024): $521 · -6.6% YoY. Source: county tax records.