1930 Hendricks St · Terre Haute, IN 47804

$84,500

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 7 Days on market

Built 1920 9,750 sqft lot Est $129k · 34% under

---

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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The sellers have been in this home for the last 30yrs. The windows are double pane. The central air does not work, the window units are in the garage. The sellers have been dealing with a leak in the back part of the house and not sure where it is coming from. The utility room ceiling is where the rain comes into the house. The guttering and guttering guards were installed in the last few years. The house and garage sits on a double lot and is completely chain link fenced with a double gate for entrance to the garage. This home is being sold "as is".

Key facts

• Double gate
• Guttering guards
• Chain link fenced

Tags

• DOUBLE PANE WINDOWS
• GUTTERING GUARDS
• DOUBLE LOT
• CHAIN LINK FENCED
• DOUBLE GATE

Property features AI

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public sewer
• Home design: Single-family residence; 1 story; Residential property
• Construction: Aluminum siding; Shingle roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Electric range; Electric oven; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window cooling unit(s)
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $84k).
• Cap rate 8.6% 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: Ouabache Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 384 students, 78% FRL); Woodrow Wilson Middle School (math 21% / reading 31%, grade F, #240 of 330 statewide, top 73%, 701 students, 62% FRL); Terre Haute North Vigo High School (math 25% / reading 62%, grade F, #191 of 369 statewide, top 52%, 1,507 students, 51% FRL) — zoned schools average 64% FRL vs 47% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 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; lower-income renter base — watch delinquency; 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 $584 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,500

Questions for the listing agent

1. Built in 1920 — 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: 1.04% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $128,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 Beech St	0.21mi	3/1.0 (+1)	1,097 (+3%)	2mo	$57,000	$52	78
2014 Buckeye St	0.35mi	2/2.0	1,106 (+4%)	2mo	$124,500	$113	72
2119 Beech St St	0.28mi	3/2.0 (+1)	1,152 (+8%)	2mo	$139,900	$121	62
2117 Beech st St	0.28mi	3/2.0 (+1)	1,152 (+8%)	2mo	$139,900	$121	62
2138 N 22nd St	0.33mi	2/1.0	1,197 (+12%)	4mo	$75,000	$63	60
2111 Buckeye St	0.27mi	3/2.0 (+1)	1,152 (+8%)	6mo	$139,900	$121	60
2107 Buckeye St	0.28mi	3/2.0 (+1)	1,152 (+8%)	6mo	$139,900	$121	59
2033 N 20th St	0.37mi	3/2.0 (+1)	1,152 (+8%)	2mo	$149,900	$130	58
2334 5th Ave	0.45mi	2/1.0	952 (-10%)	6mo	$10,500	$11	56
1605 N 29th St	0.41mi	3/1.0 (+1)	1,200 (+13%)	1mo	$140,000	$117	54
2031 5th Ave	0.53mi	2/1.0	926 (-13%)	0mo	$7,000	$8	53
2400 N 26th St St	0.51mi	3/2.0 (+1)	1,152 (+8%)	3mo	$159,900	$139	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-3,390
• Equity at exit: $12,599

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $10,263
• Equity at exit: $7,306

Cash invested: $23,660 (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 47804

• Home prices YoY: -24.2%
• Active inventory: 65
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$443
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $162

Break-even live

Break-even rent $675

Max offer price $84,500

Occupancy floor 77%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 N 22nd St Terre Haute, IN	1.0	1.0	846	$650	$0.77	43d	1	0.27mi
2124 1st Ave Terre Haute, IN	2.0	1.0	1208	$899	$0.74	43d	1	0.72mi
1432 4th Ave Terre Haute, IN	3.0	1.0	1144	$1,000	$0.87	43d	1	0.88mi
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	43d	1	1.13mi
1723 N 11th St Unit 3 Terre Haute, IN	2.0	1.0	800	$800	$1.00	43d	1	1.15mi
1723 N 11th St Unit 2 Terre Haute, IN	1.0	1.0	700	$800	$1.14	43d	1	1.15mi
3100 N 14th St Terre Haute, IN	3.0	1.5	990	$1,450	$1.46	43d	1	1.41mi
1028 N 9th St Terre Haute, IN	2.0	1.0	960	$1,200	$1.25	43d	1	1.43mi

Listing history 7 events

1. 2026-06-19
   days on market $84,500 Active 7 DOM
2. 2026-06-18
   days on market $84,500 Active 6 DOM
3. 2026-06-17
   days on market $84,500 Active 5 DOM
4. 2026-06-16
   days on market $84,500 Active 4 DOM
5. 2026-06-15
   days on market $84,500 Active 3 DOM
6. 2026-06-13
   remarks 556-char remark
7. 2026-06-13
   listed $84,500 Active 1 DOM

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$32/yr (+$3/mo · 4.9%)

ⓘ 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 ≥105°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: $10,556
• − Mortgage interest: −$4,733
• − Property taxes: −$654
• − Insurance: −$422
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$2,458
• Taxable income: $598
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $1,801/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): 10,553
• Household income: $40,674
• Rent vs Own: 42.4% rent · 57.6% own
• Severe rent burden: 414.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Slovak 4% Lithuanian 3% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 7% Chinese 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: ▼ -52.33%
• Current HPI: 164.2961
• Rent YoY: —
• 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

• 2026-06-12 Listed $84,500 THAAR

Property tax history

-5.3%/yr

Latest (2024): $654 · -9.3% YoY. Source: county tax records.