1365 5th Ave · Terre Haute, IN 47807

$42,000

2 bd · 1.0 ba · 2,480 sqft · SingleFamily public records · 22 Days on market

Built 1902 5,227 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1365 5th Ave in Terre Haute — a property full of potential and opportunity. This spacious home offers 5 bedrooms, with 3 located upstairs and 2 on the main level, providing plenty of space for a growing family, rental possibilities, or a future investment project. The home also features a basement ideal for additional storage. While the property does need updates and repairs, it offers solid bones and endless possibilities for the right buyer willing to put in the work. Whether you are an investor looking for your next project, a flipper, or someone wanting to create a home with character and space, this property is worth a look. With its size, layout, and potential, 1365 5

Key facts

• 5,227 sq ft lot
• Garage
• Built 1902

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Brick and vinyl siding construction
• Exterior features: Lot approximately 38 x 135 (0.12 acres); Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Fireplace (1); Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $42k).
• Recommended offer: $41k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.8% 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: 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).
• Market conditions: Rents rising (+3.7%/yr); 78 active listings in the ZIP; 1 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).
• At $939/mo this rent would consume 46% of the median local household income ($25k/yr) (locally 1836% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($290 loan paydown + $2k appreciation (4.1% local appreciation)).
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.7% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,370 (1.5% below list)

Questions for the listing agent

1. Built in 1902 — 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: 2.24% ✓
• Cap rate: 18.78%
• Cash-on-cash: 44.61%
• DSCR: 2.98
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $96,720
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 3rd Ave	0.19mi	3/1.0 (+1)	2,288 (-8%)	15mo	$125,000	$55	61
2022 N 13th 1/2 St	0.54mi	3/1.0 (+1)	2,594 (+5%)	2mo	$66,000	$25	61
1718 Garfield Ave	0.40mi	3/2.0 (+1)	2,537 (+2%)	13mo	$99,000	$39	58
1949 Beech St	0.58mi	2/1.0	2,360 (-5%)	13mo	$104,000	$44	54
1414 Maple Ave	0.72mi	2/2.0	2,408 (-3%)	5mo	$85,000	$35	54
2004 N 21st St	0.70mi	3/1.0 (+1)	2,520 (+2%)	8mo	$68,000	$27	53
2205 5th Ave	0.56mi	3/2.0 (+1)	2,300 (-7%)	4mo	$99,000	$43	49
1121 Maple Ave	0.75mi	3/3.0 (+1)	2,400 (-3%)	7mo	$133,000	$55	41
2245 1st Ave	0.68mi	3/1.0 (+1)	2,840 (+14%)	12mo	$35,000	$12	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.14% appreciation · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 52.1%
• Equity multiple: 4.08×
• Total profit: $36,227
• Equity at exit: $21,645

10-year hold

• IRR: 51.0%
• Equity multiple: 8.48×
• Total profit: $87,969
• Equity at exit: $35,684

Cash invested: $11,760 (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 47807

• Home prices YoY: 2.8%
• Rents YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $437

Break-even live

Break-even rent $386

Max offer price $42,000

Occupancy floor 48%

Sensitivity live

Price	-10% $461	-5% $449	+0% $437	+5% $425	+10% $413
Rent	-10% $363	-5% $400	+0% $437	+5% $474	+10% $511
Rate	-1.0pp $458	-0.5pp $448	base $437	+0.5pp $426	+1.0pp $415

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	45d	1	0.61mi

Listing history 18 events

1. 2026-06-19
   days on market $42,000 Active 22 DOM
2. 2026-06-18
   days on market $42,000 Active 21 DOM
3. 2026-06-17
   days on market $42,000 Active 20 DOM
4. 2026-06-16
   days on market $42,000 Active 19 DOM
5. 2026-06-15
   price $42,000 Active 18 DOM
6. 2026-06-15
   days on market $50,000 Active 18 DOM
7. 2026-06-14
   days on market $50,000 Active 16 DOM
8. 2026-06-13
   days on market $50,000 Active 15 DOM
9. 2026-06-10
   days on market $50,000 Active 13 DOM
10. 2026-06-09
    days on market $50,000 Active 12 DOM
11. 2026-06-08
    days on market $50,000 Active 11 DOM
12. 2026-06-07
    days on market $50,000 Active 10 DOM
13. 2026-06-05
    days on market $50,000 Active 7 DOM
14. 2026-06-02
    days on market $50,000 Active 5 DOM
15. 2026-06-01
    days on market $50,000 Active 4 DOM
16. 2026-05-31
    days on market $50,000 Active 3 DOM
17. 2026-05-30
    days on market $50,000 Active 2 DOM
18. 2026-05-28
    listed $50,000 Active

ⓘ 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: $806 · $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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $11,273
• − Mortgage interest: −$2,353
• − Property taxes: −$806
• − Insurance: −$210
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$1,222
• Taxable income: $4,879
• Est. tax owed @ 24.0%: −$1,171
• After-tax cash flow: $4,076/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): 13,140
• Household income: $24,706
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 1836.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 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: ▲ 4.14%
• Current HPI: 152.8073
• Rent YoY: ▲ 3.74%
• 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

• 2026-05-28 Listed $50,000 THAAR

Property tax history

+12.8%/yr

Latest (2024): $806 · -1.8% YoY. Source: county tax records.