2322 S 8th St St · Terre Haute, IN 47802

$99,900

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 36 Days on market

Built 1953 3,049 sqft lot Est $118k · 15% 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 +21.5/30.0
• ARV discount +14.4/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and well-maintained 2-bedroom, 1-bathroom home offering 1,102 sq ft of comfortable living space! This home features spacious living and dining areas, original character throughout, and an inviting enclosed front porch perfect for relaxing year-round. The kitchen offers ample cabinet space and natural light, while both bedrooms are generously sized. A full, unfinished basement provides excellent storage or potential for additional workspace. Outside, you’ll find a detached 2-car garage and a manageable yard with mature trees. Conveniently located near local amenities, this home is being sold As-IS and is full of potential for an owner-occupant or investment opp

Key facts

• Manageable yard
• Ample cabinet space
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• AMPLE CABINET SPACE
• FULL UNFINISHED BASEMENT
• DETACHED 2-CAR GARAGE
• MANAGEABLE YARD
• MATURE TREES

Property features AI

Exterior

• Parking: Detached garage with 2 spaces; Garage door opener
• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Shingle roof; Built on a foundation with a full basement
• Exterior features: Porch

Interior

• Kitchen: Electric range; Electric oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Accessible entrance; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $150 ($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 $100k (0.2% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Blanche E Fuqua Elementary School (math 37% / reading 22%, grade F, #697 of 994 statewide, top 73%, 347 students, 87% FRL); Sarah Scott Middle School (math 8% / reading 18%, grade F, #304 of 330 statewide, top 94%, 397 students, 86% 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 75% FRL vs 47% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 191 active listings in the ZIP; 9 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; 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 $691 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

• It's been on market 36 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $117,914
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 S 8th St	0.05mi	2/1.0	1,113 (+1%)	0mo	$146,500	$132	96
1816 S 7th St	0.37mi	2/1.0	1,151 (+4%)	1mo	$123,000	$107	74
1828 S 8th St	0.35mi	1/1.0 (-1)	1,093 (-1%)	6mo	$98,500	$90	72
615 Morton St	0.21mi	2/1.0	972 (-12%)	1mo	$135,000	$139	70
2424 S 5th St	0.33mi	3/1.0 (+1)	1,042 (-5%)	3mo	$108,000	$104	68
2939 S 13th St	0.61mi	2/1.0	1,144 (+4%)	2mo	$109,900	$96	64
500 Helen Ave	0.42mi	3/1.0 (+1)	1,160 (+5%)	4mo	$127,000	$109	63
1158 Helen Ave	0.47mi	2/1.0	1,200 (+9%)	1mo	$23,500	$20	63
1510 S 10th St	0.62mi	2/1.0	1,042 (-5%)	2mo	$60,000	$58	61
1425 S 11th St	0.74mi	2/1.0	1,120 (+2%)	2mo	$82,500	$74	61
2917 S 9th St St	0.44mi	2/1.0	952 (-14%)	5mo	$103,000	$108	53
1415 S 8th St	0.74mi	3/1.0 (+1)	1,031 (-6%)	2mo	$148,000	$144	48

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-8,368
• Equity at exit: $14,895

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-1,929
• Equity at exit: $8,638

Cash invested: $27,972 (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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 191
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$524
• Tax from tax record: −$71 /mo · $858/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $150

Break-even live

Break-even rent $806

Max offer price $99,900

Occupancy floor 80%

Sensitivity live

Price	-10% $207	-5% $179	+0% $150	+5% $122	+10% $94
Rent	-10% $72	-5% $111	+0% $150	+5% $190	+10% $229
Rate	-1.0pp $201	-0.5pp $176	base $150	+0.5pp $125	+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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	45d	1	0.21mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	45d	1	0.56mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	45d	1	0.93mi
3417 S Center St Terre Haute, IN	1.0	1.0	1176	$875	$0.74	45d	1	0.94mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	45d	14	1.09mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	45d	1	1.13mi
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	45d	1	1.24mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	45d	1	1.24mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	45d	1	1.35mi

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 36 DOM
2. 2026-06-19
   days on market $99,900 Active 34 DOM
3. 2026-06-18
   days on market $99,900 Active 33 DOM
4. 2026-06-17
   days on market $99,900 Active 32 DOM
5. 2026-06-16
   days on market $99,900 Active 31 DOM
6. 2026-06-15
   days on market $99,900 Active 30 DOM
7. 2026-06-14
   days on market $99,900 Active 28 DOM
8. 2026-06-13
   days on market $99,900 Active 27 DOM
9. 2026-06-10
   days on market $99,900 Active 25 DOM
10. 2026-06-09
    days on market $99,900 Active 24 DOM
11. 2026-06-08
    days on market $99,900 Active 23 DOM
12. 2026-06-07
    days on market $99,900 Active 22 DOM
13. 2026-06-05
    days on market $99,900 Active 19 DOM
14. 2026-06-02
    days on market $99,900 Active 17 DOM
15. 2026-06-01
    days on market $99,900 Active 16 DOM
16. 2026-05-31
    days on market $99,900 Active 15 DOM
17. 2026-05-30
    days on market $99,900 Active 14 DOM
18. 2026-05-16
    listed $99,900 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: $858 · $71/mo
• Projected year-2 tax: $858 · $71/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 ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,961
• − Mortgage interest: −$5,596
• − Property taxes: −$858
• − Insurance: −$500
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,906
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $1,760/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): 33,135
• Household income: $57,395
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1102.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -67.05%
• Current HPI: 183.0194
• Rent YoY: ▲ 1.23%
• 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

• 2026-05-16 Listed $99,900 THAAR

Property tax history

-7.8%/yr

Latest (2024): $858 · -51.7% YoY. Source: county tax records.