1017 S 25th St · Terre Haute, IN 47803

$114,900

2 bd · 1.0 ba · 1,436 sqft · SingleFamily public records · 27 Days on market

Built 1880 7,405 sqft lot $80/sqft · 7% below area Est $124k · 7% under

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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 +16.4/30.0
• ARV discount +10.7/15.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• 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 MLS

Welcome to 1017 S 25th St on the southeast side of town, a great opportunity for efficient and convenient living. This 2-bedroom, 1-bath home features both bedrooms upstairs, including a spacious primary bedroom with a walk-in closet. The main level offers a comfortable layout with a generous living area, formal dining room, and a dedicated laundry space for everyday convenience. Enjoy your morning coffee or unwind in the evenings on the covered front porch. A partial basement provides additional storage, while the large 2-car 2-door detached garage and alley access add practicality and ease for parking and projects. Situated next to several local businesses and establishments, this would make a great first home or investment! Schedule a showing today.

Key facts

• Covered front porch
• Alley access
• Partial basement

Tags

• COVERED FRONT PORCH
• PARTIAL BASEMENT
• DEDICATED LAUNDRY SPACE
• LARGE DETACHED GARAGE
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $66 ($795/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: schools D-, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 4 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; 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 $794 of loan paydown is wiped out by about $3k 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

• It's been on market 27 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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: 1.01% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (median comp): $123,679
• List price: $114,900
• Delta: -7.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 S 25th St	0.00mi	2/1.0	1,436 (0%)	1mo	$90,000	$63	99
2520 College Ave	0.07mi	3/1.5 (+1)	1,474 (+3%)	4mo	$89,900	$61	82
2709 Crawford St	0.27mi	3/1.0 (+1)	1,363 (-5%)	1mo	$192,444	$141	73
2512 Farrington St	0.08mi	3/1.0 (+1)	1,245 (-13%)	0mo	$149,900	$120	68
2236 Park St	0.20mi	3/2.0 (+1)	1,562 (+9%)	2mo	$137,900	$88	66
1335 S 20th St	0.49mi	2/2.0	1,350 (-6%)	5mo	$120,000	$89	59
1008 S 20th St	0.40mi	2/1.0	1,225 (-15%)	1mo	$115,000	$94	56
1661 Albert Way	0.54mi	3/2.0 (+1)	1,509 (+5%)	3mo	$285,000	$189	55
1217 S 17th St	0.64mi	3/2.0 (+1)	1,419 (-1%)	7mo	$84,000	$59	54
246 S 24th St	0.71mi	3/1.0 (+1)	1,364 (-5%)	1mo	$183,900	$135	53
1660 S Albert Way	0.56mi	3/2.0 (+1)	1,318 (-8%)	4mo	$260,000	$197	48
805 S Brown Ave	0.54mi	3/2.5 (+1)	1,561 (+9%)	5mo	$242,000	$155	45

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: -11.0%
• Equity multiple: 0.59×
• Total profit: $-13,054
• Equity at exit: $17,132

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-294
• Equity at exit: $9,934

Cash invested: $32,172 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $66

Break-even live

Break-even rent $1,081

Max offer price $114,900

Occupancy floor 89%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	43d	1	0.61mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	43d	1	0.66mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	43d	1	0.70mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	43d	1	0.88mi

Listing history 13 events

1. 2026-05-11
   status Pending 762-char remark

   Show marketing remark (762 chars)

   Welcome to 1017 S 25th St on the southeast side of town, a great opportunity for efficient and convenient living. This 2-bedroom, 1-bath home features both bedrooms upstairs, including a spacious primary bedroom with a walk-in closet. The main level offers a comfortable layout with a generous living area, formal dining room, and a dedicated laundry space for everyday convenience. Enjoy your morning coffee or unwind in the evenings on the covered front porch. A partial basement provides additional storage, while the large 2-car 2-door detached garage and alley access add practicality and ease for parking and projects. Situated next to several local businesses and establishments, this would make a great first home or investment! Schedule a showing today.

2. 2026-05-02
   price $114,900 762-char remark

   Show marketing remark (762 chars)

   Welcome to 1017 S 25th St on the southeast side of town, a great opportunity for efficient and convenient living. This 2-bedroom, 1-bath home features both bedrooms upstairs, including a spacious primary bedroom with a walk-in closet. The main level offers a comfortable layout with a generous living area, formal dining room, and a dedicated laundry space for everyday convenience. Enjoy your morning coffee or unwind in the evenings on the covered front porch. A partial basement provides additional storage, while the large 2-car 2-door detached garage and alley access add practicality and ease for parking and projects. Situated next to several local businesses and establishments, this would make a great first home or investment! Schedule a showing today.

3. 2026-04-14
   listed $124,900 Active 762-char remark

   Show marketing remark (762 chars)

   Welcome to 1017 S 25th St on the southeast side of town, a great opportunity for efficient and convenient living. This 2-bedroom, 1-bath home features both bedrooms upstairs, including a spacious primary bedroom with a walk-in closet. The main level offers a comfortable layout with a generous living area, formal dining room, and a dedicated laundry space for everyday convenience. Enjoy your morning coffee or unwind in the evenings on the covered front porch. A partial basement provides additional storage, while the large 2-car 2-door detached garage and alley access add practicality and ease for parking and projects. Situated next to several local businesses and establishments, this would make a great first home or investment! Schedule a showing today.

4. 2026-04-10
   historical $1,000
5. 2026-04-06
   listed $1,000
6. 2026-04-06
   historical $1,000
7. 2026-02-17
   historical $1,000
8. 2026-02-15
   listed $1,000
9. 2026-02-13
   listed $1,000
10. 2025-08-18
    historical $1,000
11. 2025-08-09
    listed $1,000
12. 2025-08-09
    historical $1,000
13. 2025-08-07
    listed $1,000

ⓘ 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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/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) · 21% 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: $13,981
• − Mortgage interest: −$6,436
• − Property taxes: −$2,445
• − Insurance: −$574
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,343
• Taxable loss: −$1,054
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $1,048/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

+11390.0% since first listed

13 events — show timeline

• 2026-05-11 Pending — THAAR
• 2026-05-02 Price Changed $114,900 THAAR
• 2026-04-14 Listed $124,900 THAAR
• 2026-04-10 Rental Removed $1,000 APPFOLIO
• 2026-04-06 Listed for Rent $1,000 APPFOLIO
• 2026-04-06 Rental Removed $1,000 RENTLY
• 2026-02-17 Rental Removed $1,000 APPFOLIO
• 2026-02-15 Listed for Rent $1,000 RENTLY
• 2026-02-13 Listed for Rent $1,000 APPFOLIO
• 2025-08-18 Rental Removed $1,000 RENTLY
• 2025-08-09 Listed for Rent $1,000 RENTLY
• 2025-08-09 Rental Removed $1,000 APPFOLIO
• 2025-08-07 Listed for Rent $1,000 APPFOLIO

Property tax history

+2.0%/yr

Latest (2024): $2,445 · +3.9% YoY. Source: county tax records.