2112 Putnam St · Terre Haute, IN 47803

$170,000

3 bd · 2.5 ba · 972 sqft · SingleFamily public records · 5 Days on market

Built 1930 10,019 sqft lot Est $122k · 40% over

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Why this score? — see what drove the F 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 +7.7/30.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked behind a professionally landscaped front yard with a beautifully maintained home offers the perfect mix of charm, comfort, and functional living space. The main level features 2 bedrooms, hardwood floors, and an inviting layout accented by stainless steel appliances and a stylish tiled backsplash in the kitchen. Downstairs, the finished basement expands your living options with a dedicated workout room, wet bar, an additional bedroom, and a full bath — ideal for guests, entertaining, or multi-generational living. Step outside and you’ll find a private backyard retreat complete with a privacy fence, flagstone patio, cozy firepit area, and raised garden beds ready for your summer planting. A 2-car detached garage adds extra storage and convenience.

Key facts

• Koi pond
• Tiled backsplash
• Finished basement

Tags

• KOI POND
• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• TILED BACKSPLASH
• FINISHED BASEMENT
• DEDICATED WORKOUT ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener and service door
• Security: Smoke detectors
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Natural gas available
• Home design: Single-family residence; Updated/remodeled condition; One level (finished lower level); Less than 1/4 acre lot
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered patio/porch; Full privacy fencing; Mature trees and small trees on lot; Sidewalks

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Gas oven; Refrigerator
• Bedrooms: Two main-level bedrooms; One basement bedroom
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on main level, one in basement)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Hardwood floors throughout main areas; In-law arrangement; Egress windows in basement; Basement storage space
• Laundry & utility: Main laundry room; Washer and dryer included; Water heater; Rented water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (38.7% below list).
• Recommended offer: $104k (38.7% below list) — sets the bar for 1% rule.

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: Sugar Grove Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 369 students, 76% 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 64% FRL vs 47% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 177 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 $1k of loan paydown is wiped out by about $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,143 (38.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.61% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 13.6

CMA / ARV

• ARV (on-the-fly): $121,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1901 Hulman St	0.20mi	2/1.0 (-1)	980 (+1%)	1mo	$70,000	$71	77
2341 S Seabury Ave	0.22mi	2/1.5 (-1)	1,040 (+7%)	2mo	$149,500	$144	68
2107 College	0.35mi	2/2.0 (-1)	1,040 (+7%)	0mo	$165,000	$159	65
1908 S 23rd St	0.31mi	2/2.0 (-1)	1,072 (+10%)	0mo	$176,852	$165	61
1810 S 19th St	0.26mi	2/1.0 (-1)	878 (-10%)	2mo	$102,500	$117	59
2645 Hulman St	0.50mi	2/1.0 (-1)	945 (-3%)	4mo	$118,000	$125	58
2800 Dean Ave	0.57mi	2/1.0 (-1)	1,002 (+3%)	5mo	$110,500	$110	53
1922 S 26th St	0.59mi	2/1.0 (-1)	924 (-5%)	2mo	$143,550	$155	52
557 Monterey Ave	0.75mi	2/1.0 (-1)	906 (-7%)	1mo	$110,000	$121	42
941 S 25th St	0.54mi	2/1.0 (-1)	1,102 (+13%)	2mo	$115,000	$104	40
3105 Washington Ave	0.75mi	2/1.0 (-1)	1,062 (+9%)	3mo	$45,000	$42	37
508 S 20th St	0.71mi	2/1.0 (-1)	1,053 (+8%)	7mo	$138,900	$132	36

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-39,118
• Equity at exit: $25,348

10-year hold

• IRR: -16.7%
• Equity multiple: 0.04×
• Total profit: $-45,824
• Equity at exit: $14,698

Cash invested: $47,600 (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 47803

• Home prices YoY: -28.6%
• Rents YoY: 4.1%
• Active inventory: 177
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-199

Break-even live

Break-even rent $1,293

Max offer price $134,923

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-150	+0% $-199	+5% $-247	+10% $-295
Rent	-10% $-281	-5% $-240	+0% $-199	+5% $-157	+10% $-116
Rate	-1.0pp $-113	-0.5pp $-155	base $-199	+0.5pp $-243	+1.0pp $-287

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	44d	1	0.27mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	44d	1	0.85mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	44d	1	0.89mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	1.09mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.12mi
1001 E Voorhees St Apt G Terre Haute, IN	2.0	1.0	577	$750	$1.30	44d	1	1.14mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	44d	1	1.19mi
2900 S 13th St Apt 2 Terre Haute, IN	2.0	1.0	680	$875	$1.29	44d	1	1.19mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	44d	1	1.23mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	44d	1	1.41mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	44d	14	1.47mi

Listing history 8 events

1. 2026-05-13
   status Pending 775-char remark

   Show marketing remark (775 chars)

   Tucked behind a professionally landscaped front yard with a beautifully maintained home offers the perfect mix of charm, comfort, and functional living space. The main level features 2 bedrooms, hardwood floors, and an inviting layout accented by stainless steel appliances and a stylish tiled backsplash in the kitchen. Downstairs, the finished basement expands your living options with a dedicated workout room, wet bar, an additional bedroom, and a full bath — ideal for guests, entertaining, or multi-generational living. Step outside and you’ll find a private backyard retreat complete with a privacy fence, flagstone patio, cozy firepit area, and raised garden beds ready for your summer planting. A 2-car detached garage adds extra storage and convenience.

2. 2026-05-13
   status Pending

   Show marketing remark (775 chars)

   Tucked behind a professionally landscaped front yard with a beautifully maintained home offers the perfect mix of charm, comfort, and functional living space. The main level features 2 bedrooms, hardwood floors, and an inviting layout accented by stainless steel appliances and a stylish tiled backsplash in the kitchen. Downstairs, the finished basement expands your living options with a dedicated workout room, wet bar, an additional bedroom, and a full bath — ideal for guests, entertaining, or multi-generational living. Step outside and you’ll find a private backyard retreat complete with a privacy fence, flagstone patio, cozy firepit area, and raised garden beds ready for your summer planting. A 2-car detached garage adds extra storage and convenience.

3. 2026-05-09
   listed $170,000 Active 775-char remark

   Show marketing remark (775 chars)

   Tucked behind a professionally landscaped front yard with a beautifully maintained home offers the perfect mix of charm, comfort, and functional living space. The main level features 2 bedrooms, hardwood floors, and an inviting layout accented by stainless steel appliances and a stylish tiled backsplash in the kitchen. Downstairs, the finished basement expands your living options with a dedicated workout room, wet bar, an additional bedroom, and a full bath — ideal for guests, entertaining, or multi-generational living. Step outside and you’ll find a private backyard retreat complete with a privacy fence, flagstone patio, cozy firepit area, and raised garden beds ready for your summer planting. A 2-car detached garage adds extra storage and convenience.

4. 2026-05-08
   listed $170,000 Active
5. 2024-02-09
   status Pending
6. 2024-02-05
   price $147,900
7. 2024-01-24
   price $152,900
8. 2023-12-19
   listed $154,999 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: $708 · $59/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$369/yr (+$31/mo · 52.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 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: $12,497
• − Mortgage interest: −$9,523
• − Property taxes: −$708
• − Insurance: −$850
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$4,945
• Taxable loss: −$5,528
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $-1,056/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): 21,746
• Household income: $60,565
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 571.0

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 (86%)
• Race & ethnicity: White 86% Asian 5% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · China, Canada
• Languages at home: 94% English-only · Chinese 2% Spanish 1% Other Asian/Pacific 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: ▼ -69.70%
• Current HPI: 173.6547
• Rent YoY: ▲ 4.09%
• 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

+9.7% since first listed

8 events — show timeline

• 2026-05-13 Pending — IRMLS
• 2026-05-13 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-09 Listed $170,000 IRMLS
• 2026-05-08 Listed $170,000 MIBOR as Distributed by MLS Grid
• 2024-02-09 Pending — THAAR
• 2024-02-05 Price Changed $147,900 THAAR
• 2024-01-24 Price Changed $152,900 THAAR
• 2023-12-19 Listed $154,999 THAAR

Property tax history

+52.1%/yr

Latest (2024): $708 · +5.3% YoY. Source: county tax records.