1710 S 4th St · Terre Haute, IN 47802

$94,900

2 bd · 1.0 ba · 932 sqft · SingleFamily public records · 6 Days on market

Built 1893 5,663 sqft lot Est $97k · at est.

---

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 +19.4/30.0
• ARV discount +8.4/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a piece of Terre Haute's rich history at 1710 S 4th ST, just a 1.5 miles from Indiana State University. A charming single-family residence, offering 1165 square feet of living space. This bungalow-style home presents a unique opportunity to embrace a lifestyle of comfort and character. The living room provides a warm and inviting atmosphere, distinguished by its classic hardwood flooring. Each of the three bedrooms offers a comfortable retreat, all showcasing elegant hardwood flooring. A dedicated laundry room adds to the home's practicality. Beyond the interior, the property extends its allure with a fenced yard, perfect for outdoor enjoyment. The covered patio offer versatile spaces for relaxation and entertaining. A welcoming porch completes the exterior, providing a charming introduction to this delightful home. We invite you to experience the distinctive appeal of this property firsthand. SELLER OFFERING HOME WARRANTY

Key facts

• Hardwood flooring
• Private yard
• Covered patio

Tags

• PRIVATE YARD
• COVERED PATIO
• WELCOMING PORCH
• HARDWOOD FLOORING
• DEDICATED LAUNDRY ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Municipal sewer
• Home design: Single family residence; One story
• Construction: Aluminum siding; Poured concrete foundation
• Exterior features: Gazebo; Lot under 1/4 acre

Interior

• Kitchen: Gas oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Attic access; Cellar (basement)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (5.2% below list).
• Recommended offer: $90k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Farrington Grove Elementary School (math 27% / reading 22%, grade F, #762 of 994 statewide, top 78%, 428 students, 92% FRL); Sarah Scott Middle School (math 8% / reading 18%, grade F, #304 of 330 statewide, top 94%, 397 students, 86% 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 76% FRL vs 47% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 190 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $656 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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.
• Current owner paid $55k; list at $95k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,960 (5.2% below list)

Questions for the listing agent

1. Built in 1893 — 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: 0.95% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $96,928
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1632 S 9th St	0.44mi	2/1.0	929 (-0%)	3mo	$55,000	$59	77
615 Morton St	0.45mi	2/1.0	972 (+4%)	1mo	$135,000	$139	71
100 W Voorhees St	0.53mi	1/1.0 (-1)	889 (-5%)	4mo	$75,000	$84	59
1415 S 8th St	0.44mi	3/1.0 (+1)	1,031 (+11%)	2mo	$148,000	$144	55
1510 S 10th St	0.52mi	2/1.0	1,042 (+12%)	2mo	$60,000	$58	55
2612 S Center	0.67mi	2/1.0	936 (+0%)	18mo	$70,000	$75	53
2424 S 5th St	0.53mi	3/1.0 (+1)	1,042 (+12%)	3mo	$108,000	$104	48
2116 S 8th St	0.47mi	2/1.0	1,044 (+12%)	18mo	$120,000	$115	43

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.62×
• Total profit: $-10,202
• Equity at exit: $14,150

10-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-6,476
• Equity at exit: $8,205

Cash invested: $26,572 (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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 190
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $900 high
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $106

Break-even live

Break-even rent $765

Max offer price $94,900

Occupancy floor 83%

Sensitivity live

Price	-10% $160	-5% $133	+0% $106	+5% $79	+10% $53
Rent	-10% $35	-5% $71	+0% $106	+5% $142	+10% $177
Rate	-1.0pp $154	-0.5pp $130	base $106	+0.5pp $82	+1.0pp $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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	45d	1	0.26mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	45d	1	0.51mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	45d	14	0.55mi
1001 E Voorhees St Apt G Terre Haute, IN	2.0	1.0	577	$750	$1.30	45d	1	0.70mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	45d	1	0.79mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	45d	1	0.80mi
2900 S 13th St Apt 2 Terre Haute, IN	2.0	1.0	680	$875	$1.29	45d	1	1.16mi
2900 S 13th St Unit 1 Terre Haute, IN	1.0	1.0	559	$800	$1.43	45d	1	1.16mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	45d	1	1.33mi
615 Cherry St Unit 212 Terre Haute, IN	2.0	1.0	625	$1,194	$1.91	45d	1	1.35mi
2875 S 6th St Unit 28 Terre Haute, IN	1.0	1.0	569	$675	$1.19	45d	1	1.42mi

Listing history 4 events

1. 2026-05-19
   listed $94,900 Active 945-char remark

   Show marketing remark (945 chars)

   Discover a piece of Terre Haute's rich history at 1710 S 4th ST, just a 1.5 miles from Indiana State University. A charming single-family residence, offering 1165 square feet of living space. This bungalow-style home presents a unique opportunity to embrace a lifestyle of comfort and character. The living room provides a warm and inviting atmosphere, distinguished by its classic hardwood flooring. Each of the three bedrooms offers a comfortable retreat, all showcasing elegant hardwood flooring. A dedicated laundry room adds to the home's practicality. Beyond the interior, the property extends its allure with a fenced yard, perfect for outdoor enjoyment. The covered patio offer versatile spaces for relaxation and entertaining. A welcoming porch completes the exterior, providing a charming introduction to this delightful home. We invite you to experience the distinctive appeal of this property firsthand. SELLER OFFERING HOME WARRANTY

2. 2026-05-17
   listed $94,900 Active
3. 2020-08-31
   soldstatus $55,250 640-char remark

   Show marketing remark (640 chars)

   Settle in to this well maintained three bedroom, one bath home which offers a detached garage and fenced yard. Enjoy the summer breeze on the large front porch or under the covered patio which is perfect for a firepit or bbq. Master bedroom is very large and has a pocket door, living room is cozy and kitchen comes with gas stove/oven, refrigerator, and microwave and large pantry. Bathroom features step in shower. Laundry is easily accessible on main level located in a large room that also offers extra storage. Detached, glazes block garage has alley access, as well as a great loft area. Make your appointment to tour this home today!

4. 2020-06-17
   listed $64,900 640-char remark

   Show marketing remark (640 chars)

   Settle in to this well maintained three bedroom, one bath home which offers a detached garage and fenced yard. Enjoy the summer breeze on the large front porch or under the covered patio which is perfect for a firepit or bbq. Master bedroom is very large and has a pocket door, living room is cozy and kitchen comes with gas stove/oven, refrigerator, and microwave and large pantry. Bathroom features step in shower. Laundry is easily accessible on main level located in a large room that also offers extra storage. Detached, glazes block garage has alley access, as well as a great loft area. Make your appointment to tour this home today!

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $807 · $67/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 2/10 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,795
• − Mortgage interest: −$5,316
• − Property taxes: −$806
• − Insurance: −$474
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,761
• Taxable loss: −$290
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,345/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): 33,135
• Household income: $57,395
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1102.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -67.05%
• Current HPI: 183.0194
• Rent YoY: ▲ 1.23%
• 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

+46.2% since first listed

6 events — show timeline

• 2026-05-27 Pending — THAAR
• 2026-05-25 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-19 Listed $94,900 THAAR
• 2026-05-17 Listed $94,900 MIBOR as Distributed by MLS Grid
• 2020-08-31 Sold (MLS) $55,250 THAAR
• 2020-06-17 Listed $64,900 THAAR

Property tax history

+2.8%/yr

Latest (2024): $806 · -3.1% YoY. Source: county tax records.