528 Gilbert Ave · Terre Haute, IN 47807

$99,000

4 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 23 Days on market

Built 1905 5,227 sqft lot Est $136k · 27% under

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Why this score? — see what drove the A- 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 +9.0/10.0
• Appreciation +7.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2-story home offering 1,624 sq ft of living space with spacious rooms and plenty of character throughout. Situated on a convenient city lot, this property features a functional layout, large windows for natural light, and strong potential for owner-occupants or investors alike. Located near schools, shopping, dining, and other Terre Haute amenities with easy access to major roadways. Great opportunity to add personal touches and make this home your own.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1905

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Community sewer; Private water
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered patio/porch; Less than 1/4 acre lot (approximately 0.12 acres)

Interior

• Kitchen: No appliances listed
• Bedrooms: Four bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Covered patio/porch
• Laundry & utility: No specific laundry/utility appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: Riley Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 390 students, 35% 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 43% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 34% district-wide (+22 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 (+3.7%/yr); 78 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• In year one you build about $5k of equity ($684 loan paydown + $4k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) 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.
• Current owner paid $33k; list at $99k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 1.40% ✓
• Cap rate: 11.75%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $136,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 S 19th St	0.38mi	3/1.5 (-1)	1,701 (+5%)	1mo	$128,000	$75	66
2100 College Ave	0.54mi	3/1.5 (-1)	1,558 (-4%)	7mo	$184,900	$119	56
2236 Park St	0.65mi	3/2.0 (-1)	1,562 (-4%)	2mo	$137,900	$88	53
54 S 20th St	0.65mi	4/1.5	1,499 (-8%)	3mo	$169,900	$113	52
219 S 13th St	0.38mi	3/1.5 (-1)	1,440 (-11%)	7mo	$105,000	$73	50
1232 S 16 St S	0.45mi	3/2.0 (-1)	1,533 (-6%)	17mo	$239,370	$156	47
1217 S 17th St	0.45mi	3/2.0 (-1)	1,419 (-13%)	7mo	$84,000	$59	43
1519 Cruft St	0.41mi	3/2.0 (-1)	1,400 (-14%)	7mo	$183,000	$131	43
1414 S 11th St	0.70mi	4/1.0	1,850 (+14%)	2mo	$59,900	$32	43
1307 S 21st St	0.62mi	3/1.0 (-1)	1,848 (+14%)	7mo	$48,000	$26	37
717 S 9th St	0.58mi	5/2.0 (+1)	1,856 (+14%)	6mo	$42,000	$23	35
500 Barton Ave	0.63mi	4/2.5	1,450 (-11%)	18mo	$122,500	$84	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: 28.6%
• Equity multiple: 2.72×
• Total profit: $47,770
• Equity at exit: $51,020

10-year hold

• IRR: 28.5%
• Equity multiple: 5.48×
• Total profit: $124,189
• Equity at exit: $84,112

Cash invested: $27,720 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,383 high
• Mortgage (P&I): −$519
• Tax from tax record: −$81 /mo · $975/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $451

Break-even live

Break-even rent $812

Max offer price $99,000

Occupancy floor 62%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	43d	1	0.26mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	43d	1	0.38mi
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	43d	1	0.52mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	43d	1	0.75mi
2639 Fenwood Ave Terre Haute, IN	5.0	1.5	2056	$1,495	$0.73	43d	1	1.38mi
1432 4th Ave Terre Haute, IN	3.0	1.0	1144	$1,000	$0.87	43d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $99,000 Active 23 DOM
2. 2026-06-18
   days on market $99,000 Active 22 DOM
3. 2026-06-17
   days on market $99,000 Active 21 DOM
4. 2026-06-16
   days on market $99,000 Active 20 DOM
5. 2026-06-15
   days on market $99,000 Active 19 DOM
6. 2026-06-14
   days on market $99,000 Active 17 DOM
7. 2026-06-13
   days on market $99,000 Active 16 DOM
8. 2026-06-10
   days on market $99,000 Active 14 DOM
9. 2026-06-09
   days on market $99,000 Active 13 DOM
10. 2026-06-08
    days on market $99,000 Active 12 DOM
11. 2026-06-07
    days on market $99,000 Active 11 DOM
12. 2026-06-05
    days on market $99,000 Active 8 DOM
13. 2026-06-02
    days on market $99,000 Active 6 DOM
14. 2026-06-01
    days on market $99,000 Active 5 DOM
15. 2026-05-31
    days on market $99,000 Active 4 DOM
16. 2026-05-30
    days on market $99,000 Active 3 DOM
17. 2026-05-27
    listed $99,000 Active 466-char remark

    Show marketing remark (466 chars)

    Charming 2-story home offering 1,624 sq ft of living space with spacious rooms and plenty of character throughout. Situated on a convenient city lot, this property features a functional layout, large windows for natural light, and strong potential for owner-occupants or investors alike. Located near schools, shopping, dining, and other Terre Haute amenities with easy access to major roadways. Great opportunity to add personal touches and make this home your own.

18. 2026-05-27
    listed $99,000 Active

    Show marketing remark (466 chars)

    Charming 2-story home offering 1,624 sq ft of living space with spacious rooms and plenty of character throughout. Situated on a convenient city lot, this property features a functional layout, large windows for natural light, and strong potential for owner-occupants or investors alike. Located near schools, shopping, dining, and other Terre Haute amenities with easy access to major roadways. Great opportunity to add personal touches and make this home your own.

19. 2022-03-03
    soldstatus $33,000

ⓘ 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: $975 · $81/mo
• Projected year-2 tax: $975 · $81/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) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $16,590
• − Mortgage interest: −$5,546
• − Property taxes: −$975
• − Insurance: −$495
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,880
• Taxable income: $4,041
• Est. tax owed @ 24.0%: −$970
• After-tax cash flow: $4,437/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

+200.0% since first listed

3 events — show timeline

• 2026-05-27 Listed $99,000 THAAR
• 2026-05-27 Listed $99,000 MIBOR as Distributed by MLS Grid
• 2022-03-03 Sold (Public Records) $33,000 Public Records

Property tax history

-8.3%/yr

Latest (2024): $975 · +5.2% YoY. Source: county tax records.