2111 N 22nd St · Terre Haute, IN 47804

$89,999

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 6 Days on market

Built 1915 5,227 sqft lot Est $90k · at est.

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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 +23.1/30.0
• ARV discount +7.7/15.0
• DSCR +7.4/10.0
• 1% rule +6.6/10.0
• 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

This is an excellent investment opportunity with strong rental potential, ideally suited for the savvy investor. The property features three bedrooms, two bathrooms, a sunroom, and an attached 1-car garage. While the home is in need of renovation, it represents a tremendous upside for those looking to add value. Conveniently located just 7 minutes from Indiana State University and 14 minutes from Terre Haute Casino, this property is perfectly positioned to attract college students. Don't miss this opportunity, schedule your showing today! Home is being sold AS~IS

Key facts

• Attached garage
• Sunroom
• 5,227 sq ft lot

Tags

• SUNROOM
• ATTACHED GARAGE
• IN NEED OF RENOVATION
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Parking: Attached garage; One garage space (approximately 308 sq ft)
• Utilities: Public water; Municipal sewer connected; 100 amp electric service; Solid waste service available
• Home design: Single-family residence; Two levels; Property condition: Fixer
• Construction: Vinyl siding; Other foundation
• Exterior features: Less than 1/4 acre lot (0.12 acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms located on the upper level
• Bathrooms: Two full bathrooms — one on the main level and one on the upper level
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: Open living areas (total of 6 rooms); Appliances not included
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.4% 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: Deming Early Learning Center (math 17% / reading 12%, grade F, #862 of 994 statewide, top 88%, 311 students, 74% 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 64% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% 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 $622 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1915 — 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: 1.16% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $90,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2124 N 20th St	0.16mi	3/1.0	1,806 (-0%)	8mo	$64,900	$36	82
2341 8th Ave	0.47mi	4/2.5 (+1)	1,806 (-0%)	1mo	$132,500	$73	70
2147 N 21st St	0.09mi	3/2.0	1,594 (-12%)	18mo	$125,000	$78	62
1458 Maple Ave	0.47mi	4/1.5 (+1)	1,612 (-11%)	2mo	$80,000	$50	52
2025 N 13th St	0.69mi	3/1.5	2,009 (+11%)	16mo	$59,900	$30	34
2446 N 14th St	0.73mi	2/1.0 (-1)	1,552 (-14%)	0mo	$94,500	$61	33
1402 N 26th St	0.69mi	2/1.0 (-1)	1,700 (-6%)	22mo	$44,900	$26	31

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,303
• Equity at exit: $13,419

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $9,606
• Equity at exit: $7,781

Cash invested: $25,200 (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: 66
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$154 /mo · $1,851/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $161

Break-even live

Break-even rent $840

Max offer price $89,999

Occupancy floor 80%

Sensitivity live

Price	-10% $212	-5% $186	+0% $161	+5% $135	+10% $110
Rent	-10% $78	-5% $120	+0% $161	+5% $202	+10% $243
Rate	-1.0pp $206	-0.5pp $184	base $161	+0.5pp $137	+1.0pp $114

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1728 N 24th St Terre Haute, IN	4.0	2.0	1922	$1,035	$0.54	46d	1	0.35mi
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	46d	1	0.80mi
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	46d	1	0.81mi

Listing history 7 events

1. 2026-06-21
   days on market $89,999 Active 6 DOM
2. 2026-06-19
   days on market $89,999 Active 4 DOM
3. 2026-06-18
   days on market $89,999 Active 3 DOM
4. 2026-06-17
   days on market $89,999 Active 2 DOM
5. 2026-06-17
   remarks 569-char remark
6. 2026-06-15
   remarks 544-char remark
7. 2026-06-15
   listed $89,999 Active 1 DOM

ⓘ 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: $1,851 · $154/mo
• Projected year-2 tax: $1,851 · $154/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 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: $12,524
• − Mortgage interest: −$5,041
• − Property taxes: −$1,851
• − Insurance: −$450
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,618
• Taxable income: $559
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $1,795/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

• 2026-06-15 Listed $89,999 MIBOR as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2024): $1,851 · +4.8% YoY. Source: county tax records.