1927 N 10th St · Terre Haute, IN 47804

$72,000

3 bd · 1.0 ba · 1,974 sqft · SingleFamily public records · 304 Days on market

Built 1890 5,663 sqft lot $36/sqft · 45% below area Est $132k · 45% under ↓ 1% since listing

---

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

4 Bedroom, Kitchen, Living Rm, Dining Rm, Utility Rm. 2 Story home, Small basement area. Main level is 1206 Sq Ft, 2nd is 768 Sq Ft. Concrete, covered front porch. Alley access to back yard. Subdivision is: Hulman & Kaufman

Key facts

• 5,663 sq ft lot
• Built 1890
• Listed 303 days

Tags

• CONCRETE COVERED FRONT PORCH
• ALLEY ACCESS TO BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: 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: 65 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; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($41k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.62% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.11%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (median comp): $131,687
• List price: $72,000
• Delta: -45.32%
• 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
681 Barbour Ave	0.45mi	3/2.0	1,976 (+0%)	1mo	$196,500	$99	74
2418 N 12th St	0.46mi	3/1.5	2,124 (+8%)	1mo	$209,900	$99	63
1200 N 10th St	0.55mi	2/2.0 (-1)	1,994 (+1%)	1mo	$149,000	$75	63
2244 N 11th St	0.31mi	4/2.0 (+1)	1,850 (-6%)	6mo	$184,900	$100	61
2610 N 8th St	0.62mi	3/1.5	1,950 (-1%)	7mo	$219,000	$112	61
2436 N 11th St	0.46mi	4/2.0 (+1)	2,096 (+6%)	4mo	$199,900	$95	55
2611 N 13th St	0.68mi	2/1.0 (-1)	1,872 (-5%)	4mo	$101,000	$54	51
2537 N 8th St	0.57mi	3/2.0	1,807 (-8%)	6mo	$224,900	$124	51
2401 N 11th St	0.42mi	3/1.5	1,690 (-14%)	5mo	$165,900	$98	50
930 Indiana Ave	0.49mi	3/2.0	1,689 (-14%)	4mo	$185,000	$110	46
2706 N 13th St	0.73mi	2/1.0 (-1)	2,152 (+9%)	6mo	$120,000	$56	41
1702 Woodlawn Ave	0.74mi	2/1.5 (-1)	1,696 (-14%)	6mo	$175,000	$103	30

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: 19.8%
• Equity multiple: 1.81×
• Total profit: $16,281
• Equity at exit: $10,735

10-year hold

• IRR: 28.1%
• Equity multiple: 3.49×
• Total profit: $50,187
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $439

Break-even live

Break-even rent $609

Max offer price $72,000

Occupancy floor 57%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	43d	1	0.36mi
1728 N 24th St Terre Haute, IN	4.0	2.0	1922	$1,035	$0.54	43d	1	1.17mi
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	44d	1	1.20mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	43d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $72,000 Active 304 DOM
2. 2026-06-18
   days on market $72,000 Active 303 DOM
3. 2026-06-17
   days on market $72,000 Active 302 DOM
4. 2026-06-16
   days on market $72,000 Active 301 DOM
5. 2026-06-15
   days on market $72,000 Active 300 DOM
6. 2026-06-14
   days on market $72,000 Active 298 DOM
7. 2026-06-13
   days on market $72,000 Active 297 DOM
8. 2026-06-10
   days on market $72,000 Active 295 DOM
9. 2026-06-09
   days on market $72,000 Active 294 DOM
10. 2026-06-08
    days on market $72,000 Active 293 DOM
11. 2026-06-07
    days on market $72,000 Active 292 DOM
12. 2026-06-05
    days on market $72,000 Active 289 DOM
13. 2026-06-02
    days on market $72,000 Active 287 DOM
14. 2026-06-01
    days on market $72,000 Active 286 DOM
15. 2026-05-31
    days on market $72,000 Active 285 DOM
16. 2026-05-30
    days on market $72,000 Active 284 DOM
17. 2026-02-02
    price $72,000 229-char remark

    Show marketing remark (229 chars)

    4 Bedroom, Kitchen, Living Rm, Dining Rm, Utility Rm. 2 Story home, Small basement area. Main level is 1206 Sq Ft, 2nd is 768 Sq Ft. Concrete, covered front porch. Alley access to back yard. Subdivision is: Hulman & Kaufman

18. 2026-01-20
    price $72,399 229-char remark

    Show marketing remark (229 chars)

    4 Bedroom, Kitchen, Living Rm, Dining Rm, Utility Rm. 2 Story home, Small basement area. Main level is 1206 Sq Ft, 2nd is 768 Sq Ft. Concrete, covered front porch. Alley access to back yard. Subdivision is: Hulman & Kaufman

19. 2025-12-28
    price $69,255 229-char remark

    Show marketing remark (229 chars)

    4 Bedroom, Kitchen, Living Rm, Dining Rm, Utility Rm. 2 Story home, Small basement area. Main level is 1206 Sq Ft, 2nd is 768 Sq Ft. Concrete, covered front porch. Alley access to back yard. Subdivision is: Hulman & Kaufman

20. 2025-08-19
    listed $72,900 Active 229-char remark

    Show marketing remark (229 chars)

    4 Bedroom, Kitchen, Living Rm, Dining Rm, Utility Rm. 2 Story home, Small basement area. Main level is 1206 Sq Ft, 2nd is 768 Sq Ft. Concrete, covered front porch. Alley access to back yard. Subdivision is: Hulman & Kaufman

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $886 · $74/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 3/10 Moderate
• 🌡 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: $13,977
• − Mortgage interest: −$4,033
• − Property taxes: −$886
• − Insurance: −$360
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,095
• Taxable income: $4,366
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,216/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

-1.2% since first listed

4 events — show timeline

• 2026-02-02 Price Changed $72,000 IRMLS
• 2026-01-20 Price Changed $72,399 IRMLS
• 2025-12-28 Price Changed $69,255 IRMLS
• 2025-08-19 Listed $72,900 IRMLS

Property tax history

-4.6%/yr

Latest (2024): $886 · -1.7% YoY. Source: county tax records.