1709 Liberty Ave · Terre Haute, IN 47807

$10,000

1 bd · 1.0 ba · 951 sqft · SingleFamily public records · 11 Days on market

Built 1885 5,663 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Key facts

• 5,663 sq ft lot
• Built 1885
• Listed 11 days

Property features AI

Finance

• Other: Property is on approximately 0.13 acre (< 1/4 acre); GPS-friendly directions

Exterior

• Utilities: Public water; Municipal sewer connected; Solid waste not listed
• Home design: Single-family residence; One level
• Construction: Brick and other exterior materials; Block foundation
• Exterior features: Front yard fencing

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Attic access; Has basement; Six total rooms
• Laundry & utility: No appliances listed

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($816 rent vs $10k).
• Cap rate 76.2% 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: Davis Park Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 335 students, 88% 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 67% FRL vs 47% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 78 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 40% of the median local income ($25k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $483 of equity ($69 loan paydown + $414 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,000

Questions for the listing agent

1. Built in 1885 — 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: 8.16% ✓
• Cap rate: 76.17%
• Cash-on-cash: 249.56%
• DSCR: 12.10
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $81,786
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 Tippecanoe St	0.46mi	2/1.0 (+1)	912 (-4%)	1mo	$90,000	$99	66
329 N 14th St	0.28mi	2/1.0 (+1)	882 (-7%)	6mo	$15,000	$17	65
136 Monterey Ave	0.52mi	2/1.0 (+1)	979 (+3%)	3mo	$159,000	$162	64
1219 Eagle St	0.51mi	2/1.0 (+1)	924 (-3%)	5mo	$79,900	$86	62
2144 Spruce St	0.28mi	2/1.0 (+1)	1,064 (+12%)	0mo	$40,500	$38	62
2031 5th Ave	0.68mi	2/1.0 (+1)	926 (-3%)	1mo	$7,000	$8	58
106 N 21st St	0.24mi	2/1.0 (+1)	1,078 (+13%)	10mo	$90,000	$83	53
1352 N 22nd St	0.66mi	2/1.0 (+1)	888 (-7%)	1mo	$23,500	$26	52
2250 Tippecanoe St	0.40mi	2/1.0 (+1)	1,090 (+15%)	2mo	$60,000	$55	51
2530 Mariposa Dr	0.66mi	2/1.0 (+1)	880 (-8%)	8mo	$134,900	$153	45
19 Marigold Pl	0.73mi	2/1.0 (+1)	1,008 (+6%)	7mo	$140,000	$139	45
217 S 25th St	0.70mi	2/2.0 (+1)	992 (+4%)	22mo	$107,000	$108	33

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: —
• Equity multiple: 15.12×
• Total profit: $39,529
• Equity at exit: $5,154

10-year hold

• IRR: —
• Equity multiple: 32.76×
• Total profit: $88,933
• Equity at exit: $8,496

Cash invested: $2,800 (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: 1.0×

Monthly cashflow live

• Estimated rent: $816 high
• Mortgage (P&I): −$52
• Tax from tax record: −$6 /mo · $66/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $582

Break-even live

Break-even rent $79

Max offer price $10,000

Occupancy floor 24%

Sensitivity live

Price	-10% $588	-5% $585	+0% $582	+5% $579	+10% $577
Rent	-10% $518	-5% $550	+0% $582	+5% $615	+10% $647
Rate	-1.0pp $587	-0.5pp $585	base $582	+0.5pp $580	+1.0pp $577

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	45d	1	0.54mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	45d	1	0.54mi
1095 Spruce St Unit 2 Bed TBD Terre Haute, IN	2.0	1.0	650	$519	$0.80	45d	1	0.62mi
901 Elm St Terre Haute, IN	2.0	1.0	600	$800	$1.33	45d	1	0.78mi
1028 N 9th St Terre Haute, IN	2.0	1.0	960	$1,200	$1.25	45d	1	0.90mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	45d	1	0.96mi
615 Cherry St Unit 212 Terre Haute, IN	2.0	1.0	625	$1,194	$1.91	45d	1	1.12mi
2003 N 22nd St Terre Haute, IN	1.0	1.0	846	$650	$0.77	45d	1	1.14mi
1723 N 11th St Unit 3 Terre Haute, IN	2.0	1.0	800	$800	$1.00	45d	1	1.15mi
1723 N 11th St Unit 2 Terre Haute, IN	1.0	1.0	700	$800	$1.14	45d	1	1.15mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	45d	1	1.35mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	45d	1	1.37mi
628 Ash St Terre Haute, IN	1.0–2.0	1.0	568	$575	$1.01	45d	1	1.47mi

Listing history 7 events

1. 2026-06-07
   statusdays on market $10,000 Pending 11 DOM
2. 2026-06-05
   days on market $10,000 Active 10 DOM
3. 2026-06-02
   days on market $10,000 Active 8 DOM
4. 2026-06-01
   days on market $10,000 Active 7 DOM
5. 2026-05-31
   days on market $10,000 Active 6 DOM
6. 2026-05-30
   days on market $10,000 Active 5 DOM
7. 2026-05-25
   listed $10,000 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: $66 · $6/mo
• Projected year-2 tax: $76 · $6/mo
• Expected delta: +$10/yr (+$1/mo · 14.4%)

ⓘ 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: $9,788
• − Mortgage interest: −$560
• − Property taxes: −$66
• − Insurance: −$50
• − Repairs & maintenance: −$783
• − Management: −$783
• − Depreciation: −$291
• Taxable income: $7,255
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $5,246/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

1 event — show timeline

• 2026-05-25 Listed $10,000 MIBOR as Distributed by MLS Grid

Property tax history

-15.8%/yr

Latest (2024): $66 · -88.4% YoY. Source: county tax records.