5126 N 14th 1/2 St · North Terre Haute, IN 47805

$124,500

3 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 2 Days on market

Built 1918 0.28 ac lot Est $149k · 17% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• 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

This 3 bedroom - 1 bathroom ranch has been lovingly cared for by the same owner for over 70 years. All appliances are included. The 2 car attached garage with a workshop and extra storage room would sell anyone! The front entrance has a ramp to make it handicap accessible. You can't pass this one up for the price! Contact Carrie Toth (812-241-2228) or Elizabeth Jungers (812-236-1301).

Key facts

• Covered porch
• Small workshop area
• Large bonus room

Tags

• COVERED PORCH
• LARGE BONUS ROOM
• BREEZEWAY
• ATTACHED GARAGE
• SMALL WORKSHOP AREA
• BACKYARD

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public sewer
• Home design: Single family residence; One-story
• Construction: Vinyl siding
• Exterior features: Covered porch; Covered patio; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Electric oven
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Window coverings throughout; Partial basement with crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $115k (7.7% below list).
• Recommended offer: $115k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.3% in North 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 64/100 on livability (#408 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute 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: Terre Town Elementary School (math 43% / reading 35%, grade F, #530 of 994 statewide, top 54%, 556 students, 82% FRL); Otter Creek Middle School (math 13% / reading 25%, grade F, #274 of 330 statewide, top 83%, 787 students, 65% FRL); Terre Haute North Vigo High School (math 25% / reading 62%, grade F, #191 of 369 statewide, top 52%, 1,507 students, 51% FRL) — zoned schools average 66% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $861 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $60k; list at $124k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,894 (7.7% below list)

Questions for the listing agent

1. Built in 1918 — 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 F-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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $149,319
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5126 N 14th 1/2 St	0.00mi	2/2.0 (-1)	1,059 (0%)	1mo	$120,000	$113	90
4518 N 16th St	0.61mi	3/2.0	1,152 (+9%)	5mo	$162,500	$141	49

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-9,839
• Equity at exit: $18,563

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $4,591
• Equity at exit: $10,764

Cash invested: $34,860 (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 47805

• Home prices YoY: -20.3%
• Active inventory: 81
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,149 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$40 /mo · $477/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $163

Break-even live

Break-even rent $942

Max offer price $124,500

Occupancy floor 81%

Sensitivity live

Price	-10% $234	-5% $198	+0% $163	+5% $128	+10% $93
Rent	-10% $72	-5% $118	+0% $163	+5% $209	+10% $254
Rate	-1.0pp $226	-0.5pp $195	base $163	+0.5pp $131	+1.0pp $98

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3850 N 25th St Terre Haute, IN	2.0	1.0	900	$1,000	$1.11	45d	1	1.29mi

Listing history 3 events

1. 2026-05-22
   listed $124,500 Active
2. 2019-12-10
   soldstatus $60,000 387-char remark

   Show marketing remark (387 chars)

   This 3 bedroom - 1 bathroom ranch has been lovingly cared for by the same owner for over 70 years. All appliances are included. The 2 car attached garage with a workshop and extra storage room would sell anyone! The front entrance has a ramp to make it handicap accessible. You can't pass this one up for the price! Contact Carrie Toth (812-241-2228) or Elizabeth Jungers (812-236-1301).

3. 2019-10-28
   listed $64,900 387-char remark

   Show marketing remark (387 chars)

   This 3 bedroom - 1 bathroom ranch has been lovingly cared for by the same owner for over 70 years. All appliances are included. The 2 car attached garage with a workshop and extra storage room would sell anyone! The front entrance has a ramp to make it handicap accessible. You can't pass this one up for the price! Contact Carrie Toth (812-241-2228) or Elizabeth Jungers (812-236-1301).

ⓘ 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: $477 · $40/mo
• Projected year-2 tax: $768 · $64/mo
• Expected delta: +$290/yr (+$24/mo · 60.9%)

ⓘ 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 ≥106°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: $13,787
• − Mortgage interest: −$6,974
• − Property taxes: −$477
• − Insurance: −$622
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$3,622
• Taxable loss: −$114
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $1,985/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 — North Terre Haute

• Score: 64/100
• State rank: #408
• US rank: #14812

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vigo County · 91,193 people
• Metro: Terre Haute, IN
• Population (ZIP): 12,619
• Household income: $72,411
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 192.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 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: ▼ -48.03%
• Current HPI: 188.402
• 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

+91.8% since first listed

3 events — show timeline

• 2026-05-22 Listed $124,500 THAAR
• 2019-12-10 Sold (MLS) $60,000 THAAR
• 2019-10-28 Listed $64,900 THAAR

Property tax history

+25.0%/yr

Latest (2024): $477 · +1.6% YoY. Source: county tax records.