415 S 24th St · Terre Haute, IN 47803

$99,900

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 13 Days on market

Built 1940 5,248 sqft lot $107/sqft · 16% below area Est $119k · 16% 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 +21.3/30.0
• ARV discount +14.7/15.0
• DSCR +6.8/10.0
• 1% rule +5.8/10.0
• 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

This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

Key facts

• Formal dining room
• Eat-in kitchen
• Full size basement

Tags

• FORMAL DINING ROOM
• EAT-IN KITCHEN
• FULL SIZE BASEMENT
• ONE CAR ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.1% 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; 8 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 $691 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1940 — 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: 1.08% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.7

CMA / ARV

• ARV (median comp): $118,883
• List price: $99,900
• Delta: -15.97%
• 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
415 S 24th St	0.00mi	2/1.0	930 (0%)	0mo	$85,000	$91	100
557 Monterey Ave	0.26mi	2/1.0	906 (-3%)	1mo	$110,000	$121	82
136 Monterey Ave	0.38mi	2/1.0	979 (+5%)	3mo	$159,000	$162	71
2006 Park St	0.46mi	2/1.0	957 (+3%)	8mo	$109,900	$115	67
1805 Park St	0.58mi	2/1.0	922 (-1%)	7mo	$79,900	$87	66
2530 Mariposa Dr	0.56mi	2/1.0	880 (-5%)	8mo	$134,900	$153	59
19 Marigold Pl	0.49mi	2/1.0	1,008 (+8%)	6mo	$140,000	$139	58
508 S 20th St	0.37mi	2/1.0	1,053 (+13%)	7mo	$138,900	$132	55
2800 Dean Ave	0.67mi	2/1.0	1,002 (+8%)	5mo	$110,500	$110	52
2107 College	0.54mi	2/2.0	1,040 (+12%)	0mo	$165,000	$159	51
438 Gilbert Ave	0.73mi	3/1.0 (+1)	972 (+4%)	7mo	$30,000	$31	48
2703 Dean Ave	0.68mi	1/1.0 (-1)	790 (-15%)	5mo	$18,750	$24	34

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-5,611
• Equity at exit: $14,895

10-year hold

• IRR: 5.6%
• Equity multiple: 1.44×
• Total profit: $12,300
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$524
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $147

Break-even live

Break-even rent $897

Max offer price $99,900

Occupancy floor 81%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	44d	1	0.05mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	44d	1	0.52mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	0.59mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	44d	1	0.65mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	44d	1	0.75mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	44d	1	1.08mi
1095 Spruce St Unit 2 Bed TBD Terre Haute, IN	2.0	1.0	650	$519	$0.80	44d	1	1.41mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	44d	1	1.48mi

Listing history 11 events

1. 2026-06-03
   status $99,900 Pending 13 DOM
2. 2026-06-02
   days on market $99,900 Active 13 DOM
3. 2026-06-01
   days on market $99,900 Active 12 DOM
4. 2026-05-31
   days on market $99,900 Active 11 DOM
5. 2026-05-30
   days on market $99,900 Active 10 DOM
6. 2026-05-05
   status Pending 594-char remark

   Show marketing remark (594 chars)

   This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

7. 2026-04-30
   status Active 594-char remark

   Show marketing remark (594 chars)

   This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

8. 2026-03-16
   status Pending 594-char remark

   Show marketing remark (594 chars)

   This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

9. 2026-03-13
   status Active 594-char remark

   Show marketing remark (594 chars)

   This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

10. 2026-03-04
    status Pending 594-char remark

    Show marketing remark (594 chars)

    This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

11. 2026-03-03
    listed $99,900 Active 594-char remark

    Show marketing remark (594 chars)

    This cozy home offers two spacious bedrooms and one full bathroom, providing comfortable living with a functional layout. A formal dining room seamlessly connects to the eat-in kitchen, making it perfect for everyday meals or entertaining guests. Enjoy the fresh, clean feel of new paint throughout the entire home. The full size basement offers abundant space for storage, hobbies, or future possibilities. A one car attached garage adds convenience and extra storage. This home offers the perfect opportunity to make it your own, and full of potential. Don’t miss your chance to see it!

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $1,715 · $143/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 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: $12,990
• − Mortgage interest: −$5,596
• − Property taxes: −$1,715
• − Insurance: −$500
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$2,906
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,715/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

6 events — show timeline

• 2026-05-05 Pending — THAAR
• 2026-04-30 Relisted — THAAR
• 2026-03-16 Pending — THAAR
• 2026-03-13 Relisted — THAAR
• 2026-03-04 Pending — THAAR
• 2026-03-03 Listed $99,900 THAAR

Property tax history

-3.1%/yr

Latest (2024): $1,715 · +3.7% YoY. Source: county tax records.