2625 Farrington St · Terre Haute, IN 47803

$189,900

3 bd · 1.0 ba · 2,136 sqft · SingleFamily public records · 1 Days on market

Built 1921 5,227 sqft lot Est $205k · 7% under

---

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 +19.8/30.0
• ARV discount +10.8/15.0
• DSCR +6.3/10.0
• 1% rule +4.0/10.0
• 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

Conveniently located just off 25th Street and close to schools, shopping, dining, and everyday amenities, this beautifully restored home has been thoughtfully brought back to its original charm with countless updates throughout. The stunning curb appeal instantly catches your eye, while the screened front porch offers the perfect place to relax and enjoy the outdoors bug free. Step inside to a neutral color palette featuring all new luxury vinyl plank flooring throughout the spacious living and dining rooms. Classic built-ins preserve the timeless character of the home while blending seamlessly with the modern updates. The living room flows effortlessly into the dining area, making entertai

Key facts

• Screened front porch
• Spacious loft area
• Classic built-ins

Tags

• SCREENED FRONT PORCH
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• CLASSIC BUILT-INS
• SPACIOUS LOFT AREA
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; Gravel parking; 1 garage space
• Utilities: Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Screened porch; 41x125 lot

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window coverings; Insulated windows; Full basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (9.9% below list).
• Recommended offer: $171k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: 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).
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,110 (9.9% below list)

Questions for the listing agent

1. Built in 1921 — 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: 0.90% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $205,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 Crawford St	0.22mi	3/1.0	2,080 (-3%)	2mo	$200,000	$96	83
2518 Wilson St	0.28mi	2/1.5 (-1)	2,118 (-1%)	5mo	$185,000	$87	74
3028 Franklin St	0.30mi	3/1.0	1,978 (-7%)	1mo	$215,000	$109	73
1009 S 23rd St St	0.25mi	3/2.0	2,322 (+9%)	1mo	$142,000	$61	69
941 S 38th St	0.69mi	3/2.0	2,154 (+1%)	3mo	$327,500	$152	60
64 E Heritage Dr	0.59mi	4/2.0 (+1)	2,096 (-2%)	1mo	$274,900	$131	59
615 S 32nd St	0.41mi	4/2.0 (+1)	2,332 (+9%)	1mo	$260,000	$111	55
2920 Dean Ave	0.29mi	4/1.5 (+1)	2,400 (+12%)	5mo	$25,000	$10	55
1501 S 19th St	0.73mi	3/2.5	2,200 (+3%)	3mo	$80,000	$36	53
718 S 17th St	0.74mi	4/2.0 (+1)	2,053 (-4%)	2mo	$167,900	$82	48
1542 S Birch Grove St St	0.63mi	3/2.0	2,360 (+10%)	7mo	$334,900	$142	43
1030 S 17th St	0.72mi	4/2.0 (+1)	2,312 (+8%)	2mo	$149,900	$65	42

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-14,550
• Equity at exit: $28,315

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $13,489
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$50 /mo · $606/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $226

Break-even live

Break-even rent $1,425

Max offer price $189,900

Occupancy floor 82%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.66mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	43d	1	0.74mi

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-18
   listed $189,900 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: $606 · $50/mo
• Projected year-2 tax: $1,110 · $92/mo
• Expected delta: +$504/yr (+$42/mo · 83.3%)

ⓘ 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: $20,533
• − Mortgage interest: −$10,637
• − Property taxes: −$606
• − Insurance: −$950
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$5,524
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $2,828/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

2 events — show timeline

• 2026-05-20 Pending — THAAR
• 2026-05-18 Listed $189,900 THAAR

Property tax history

+1.2%/yr

Latest (2024): $606 · +2.0% YoY. Source: county tax records.