1511 S 25th St · Terre Haute, IN 47803

$82,500

1 bd · 1.0 ba · 925 sqft · SingleFamily public records · 15 Days on market

Built 1915 Average condition $89/sqft · 23% below area Est $108k · 23% under ↓ 8% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

This adorable bungalow is full of potential featuring 1 bedroom and 1 bathroom, with the possibility of converting the formal dining room into a second bedroom, adding extra flexibility to the layout. Relax on the covered front porch. The property includes off-street parking and a small, easy-to-maintain yard that still provides a great outdoor space for relaxing or entertaining. Inside, you’ll find updated windows throughout and a full basement offering plenty of dry storage space. Conveniently located near the community theatre and other local amenities. Let's Connect to schedule a tour!

Key facts

• Covered front porch
• Updated windows
• Full basement

Tags

• COVERED FRONT PORCH
• OFF-STREET PARKING
• SMALL EASY-TO-MAINTAIN YARD
• UPDATED WINDOWS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public sewer
• Home design: Single-family residence; Single story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Covered porch or patio; Gravel parking area

Interior

• Kitchen: Electric range; Electric oven
• Bedrooms: See listing for bedroom count and levels
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Window coverings; Insulated windows; Full unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $82k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($941 rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: Sugar Grove Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 369 students, 76% FRL); 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) — zoned schools average 63% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 9 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 $570 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 + 4.1% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 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: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.14% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $107,588
• List price: $82,500
• Delta: -21.00%
• 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
2645 Hulman St	0.22mi	2/1.0 (+1)	945 (+2%)	4mo	$118,000	$125	78
1922 S 26th St	0.44mi	2/1.0 (+1)	924 (-0%)	2mo	$143,550	$155	73
2800 Dean Ave	0.25mi	2/1.0 (+1)	1,002 (+8%)	5mo	$110,500	$110	65
2703 Dean Ave	0.19mi	1/1.0	790 (-15%)	5mo	$18,750	$24	63
2341 S Seabury Ave	0.18mi	2/1.5 (+1)	1,040 (+12%)	2mo	$149,500	$144	62
2204 Seabury Ave	0.28mi	2/1.0 (+1)	816 (-12%)	1mo	$90,000	$110	61
1901 Hulman St	0.51mi	2/1.0 (+1)	980 (+6%)	1mo	$70,000	$71	60
1810 S 19th St	0.54mi	2/1.0 (+1)	878 (-5%)	2mo	$102,500	$117	60
2900 Franklin St	0.36mi	2/2.0 (+1)	796 (-14%)	1mo	$165,000	$207	51
3105 Washington Ave	0.40mi	2/1.0 (+1)	1,062 (+15%)	3mo	$45,000	$42	49
2107 College	0.48mi	2/2.0 (+1)	1,040 (+12%)	0mo	$165,000	$159	48
1921 S 30th St	0.53mi	2/1.0 (+1)	800 (-14%)	2mo	$138,000	$173	47

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,445
• Equity at exit: $12,301

10-year hold

• IRR: 12.2%
• Equity multiple: 2.01×
• Total profit: $23,331
• Equity at exit: $7,133

Cash invested: $23,100 (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: 7.3×

Monthly cashflow live

• Estimated rent: $941 high
• Mortgage (P&I): −$433
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $216

Break-even live

Break-even rent $667

Max offer price $82,500

Occupancy floor 72%

Sensitivity live

Price	-10% $263	-5% $240	+0% $216	+5% $193	+10% $170
Rent	-10% $142	-5% $179	+0% $216	+5% $254	+10% $291
Rate	-1.0pp $258	-0.5pp $237	base $216	+0.5pp $195	+1.0pp $173

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	44d	1	0.51mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	44d	1	0.76mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	44d	1	1.09mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	1.15mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	44d	1	1.18mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.43mi
2900 S 13th St Apt 2 Terre Haute, IN	2.0	1.0	680	$875	$1.29	44d	1	1.45mi
2900 S 13th St Unit 1 Terre Haute, IN	1.0	1.0	559	$800	$1.43	44d	1	1.45mi
1001 E Voorhees St Apt G Terre Haute, IN	2.0	1.0	577	$750	$1.30	44d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $82,500 Active 15 DOM
2. 2026-06-19
   days on market $82,500 Active 13 DOM
3. 2026-06-18
   days on market $82,500 Active 12 DOM
4. 2026-06-17
   days on market $82,500 Active 11 DOM
5. 2026-06-16
   days on market $82,500 Active 10 DOM
6. 2026-06-15
   price $82,500 Active 9 DOM
7. 2026-06-15
   days on market $85,000 Active 9 DOM
8. 2026-06-14
   days on market $85,000 Active 7 DOM
9. 2026-06-13
   days on market $85,000 Active 6 DOM
10. 2026-06-10
    days on market $85,000 Active 4 DOM
11. 2026-06-09
    days on market $85,000 Active 3 DOM
12. 2026-06-08
    days on market $85,000 Active 2 DOM
13. 2026-06-07
    days on marketlisting id $85,000 Active 1 DOM
14. 2026-06-05
    status $85,000 Active 62 DOM
15. 2026-05-12
    price $85,000 602-char remark
16. 2026-04-14
    price $87,900 602-char remark
17. 2026-03-31
    status Active 602-char remark
18. 2026-03-23
    status Pending 602-char remark
19. 2026-03-12
    listed $89,900 Active 602-char remark

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,290
• − Mortgage interest: −$4,621
• − Property taxes: −$718
• − Insurance: −$412
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$2,400
• Taxable income: $1,332
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,277/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This bungalow has average condition with some cosmetic issues that can be addressed with moderate renovations, improving its resale and rental value.

Repairs flagged

• Minor Paint — Paint appears faded in some areas
• Minor Flooring — Concrete steps and patio show some wear

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value
• Both Paint interior walls — Fresh paint enhances interior aesthetics and can increase value
• Both Replace flooring — New flooring can improve the home's appearance and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Minor	$500–3,000
Flooring · Concrete steps and patio show some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and adds value ↑
• Both Paint interior walls — Fresh paint enhances interior aesthetics and can increase value ↑
• Both Replace flooring — New flooring can improve the home's appearance and add value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.2% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $82,500 THAAR
• 2026-06-05 Listed $85,000 THAAR
• 2026-06-04 Relisted — THAAR
• 2026-05-22 Pending — THAAR
• 2026-05-12 Price Changed $85,000 THAAR
• 2026-04-14 Price Changed $87,900 THAAR
• 2026-03-31 Relisted — THAAR
• 2026-03-23 Pending — THAAR
• 2026-03-12 Listed $89,900 THAAR

Property tax history

+10.5%/yr

Latest (2024): $718 · +4.2% YoY. Source: county tax records.