384 White Oak Ln · Terre Haute, IN 47804

$120,000

2 bd · 1.5 ba · 1,257 sqft · Condo public records · 56 Days on market

Built 1984 $95/sqft · at area comps Est $125k · at est.

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Why this score? — see what drove the D+ 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 +17.9/30.0
• ARV discount +9.4/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• 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

Welcome home to this charming 2-bedroom, 1.5-bath condo nestled on a quiet cul-de-sac! This well-maintained property offers the perfect blend of comfort, convenience, and peace of mind with major updates already completed for you. Over the past four years, the furnace, air conditioning system, water heater, and roof have all been replaced—providing modern efficiency and reducing future maintenance concerns. Inside, you’ll find a functional and inviting layout with spacious living and dining areas, ideal for both everyday living and entertaining. The kitchen offers ample cabinet and counter space, while the two generously sized bedrooms provide comfortable retreats. A full bath upstairs and a convenient half bath on the main level add to the home’s practicality. Step outside to enjoy the quiet surroundings of the cul-de-sac, offering low traffic and a more private setting. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this move-in ready condo checks all the boxes. Don’t miss your chance to own a home with big-ticket updates already done in a desirable location!

Key facts

• Quiet cul-de-sac
• Furnace replaced
• Full bath upstairs

Tags

• QUIET CUL-DE-SAC
• MAJOR UPDATES COMPLETED
• FURNACE REPLACED
• WATER HEATER REPLACED
• ROOF REPLACED
• FULL BATH UPSTAIRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $102 ($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 $111k (7.6% below list).
• Recommended offer: $111k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $830 of loan paydown is wiped out by about $4k 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 56 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,909 (7.6% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $125,275
• List price: $120,000
• Delta: -4.21%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-12,996
• Equity at exit: $17,892

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,059
• Equity at exit: $10,375

Cash invested: $33,600 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $102

Break-even live

Break-even rent $981

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.85mi
3100 N 14th St Terre Haute, IN	3.0	1.5	990	$1,450	$1.46	43d	1	0.95mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-13
   status $120,000 Pending 56 DOM
2. 2026-06-10
   days on market $120,000 Active 56 DOM
3. 2026-06-09
   days on market $120,000 Active 55 DOM
4. 2026-06-08
   days on market $120,000 Active 54 DOM
5. 2026-06-07
   days on market $120,000 Active 53 DOM
6. 2026-06-05
   days on market $120,000 Active 50 DOM
7. 2026-06-02
   days on market $120,000 Active 48 DOM
8. 2026-06-01
   days on market $120,000 Active 47 DOM
9. 2026-05-31
   days on market $120,000 Active 46 DOM
10. 2026-05-30
    days on market $120,000 Active 45 DOM
11. 2026-04-15
    listed $120,000 Active 1149-char remark

    Show marketing remark (1149 chars)

    Welcome home to this charming 2-bedroom, 1.5-bath condo nestled on a quiet cul-de-sac! This well-maintained property offers the perfect blend of comfort, convenience, and peace of mind with major updates already completed for you. Over the past four years, the furnace, air conditioning system, water heater, and roof have all been replaced—providing modern efficiency and reducing future maintenance concerns. Inside, you’ll find a functional and inviting layout with spacious living and dining areas, ideal for both everyday living and entertaining. The kitchen offers ample cabinet and counter space, while the two generously sized bedrooms provide comfortable retreats. A full bath upstairs and a convenient half bath on the main level add to the home’s practicality. Step outside to enjoy the quiet surroundings of the cul-de-sac, offering low traffic and a more private setting. Whether you’re a first-time buyer, downsizing, or looking for an investment opportunity, this move-in ready condo checks all the boxes. Don’t miss your chance to own a home with big-ticket updates already done in a desirable location!

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,144 · $95/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,309
• − Mortgage interest: −$6,722
• − Property taxes: −$1,144
• − Insurance: −$600
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,491
• Taxable loss: −$777
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $1,405/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

• 2026-04-15 Listed $120,000 THAAR

Property tax history

+5.2%/yr

Latest (2023): $1,144 · +13.1% YoY. Source: county tax records.