1575 Gobblers Knob Rd · Seelyville, IN 47803

$155,000

2 bd · 1.0 ba · 1,683 sqft · SingleFamily public records · 50 Days on market

Built 1960 0.76 ac lot $92/sqft · 15% below area Est $209k · 26% 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bedroom, 2 full bath home near Seelyville, just minutes from Terre Haute or Brazil. This home features two living rooms, a family room, kitchen, dining area, & a sun room off the back of the house. The front living room has a gas log fireplace and the family room has a wood stove. Enjoy the pleasant views on two rolling parcels totaling three quarters of an acre. A two car detached garage with lean-to and cellar storage underneath completes this property! Cash or possibly a conventional loan. Take a look with your Realtor today!

Key facts

• Wood stove
• Cellar storage
• Sun room

Tags

• TWO LIVING ROOMS
• GAS LOG FIREPLACE
• WOOD STOVE
• SUN ROOM
• DETACHED GARAGE
• CELLAR STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $168 ($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 $151k (2.4% below list).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#427 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 177 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 $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

• It's been on market 50 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1960 — 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 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?
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: 0.98% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $208,532
• List price: $155,000
• Delta: -25.67%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-12,717
• Equity at exit: $23,111

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $9,760
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $168

Break-even live

Break-even rent $1,300

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2551 N Baker St Terre Haute, IN	3.0	2.0	1892	$2,400	$1.27	44d	1	0.83mi

Listing history 19 events

1. 2026-06-19
   days on market $155,000 Active 50 DOM
2. 2026-06-18
   days on market $155,000 Active 49 DOM
3. 2026-06-17
   days on market $155,000 Active 48 DOM
4. 2026-06-16
   days on market $155,000 Active 47 DOM
5. 2026-06-15
   days on market $155,000 Active 46 DOM
6. 2026-06-14
   days on market $155,000 Active 44 DOM
7. 2026-06-13
   pricedays on market $155,000 Active 43 DOM
8. 2026-06-10
   days on market $165,000 Active 41 DOM
9. 2026-06-09
   days on market $165,000 Active 40 DOM
10. 2026-06-08
    days on market $165,000 Active 39 DOM
11. 2026-06-07
    days on market $165,000 Active 38 DOM
12. 2026-06-05
    days on market $165,000 Active 35 DOM
13. 2026-06-02
    days on market $165,000 Active 33 DOM
14. 2026-06-01
    days on market $165,000 Active 32 DOM
15. 2026-05-31
    days on market $165,000 Active 31 DOM
16. 2026-05-30
    days on market $165,000 Active 30 DOM
17. 2026-05-05
    status Active 556-char remark

    Show marketing remark (556 chars)

    Check out this 3 bedroom, 2 full bath home near Seelyville, just minutes from Terre Haute or Brazil. This home features two living rooms, a family room, kitchen, dining area, & a sun room off the back of the house. The front living room has a gas log fireplace and the family room has a wood stove. Enjoy the pleasant views on two rolling parcels totaling three quarters of an acre. A two car detached garage with lean-to and cellar storage underneath completes this property! Cash or possibly a conventional loan. Take a look with your Realtor today!

18. 2026-04-26
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Check out this 3 bedroom, 2 full bath home near Seelyville, just minutes from Terre Haute or Brazil. This home features two living rooms, a family room, kitchen, dining area, & a sun room off the back of the house. The front living room has a gas log fireplace and the family room has a wood stove. Enjoy the pleasant views on two rolling parcels totaling three quarters of an acre. A two car detached garage with lean-to and cellar storage underneath completes this property! Cash or possibly a conventional loan. Take a look with your Realtor today!

19. 2026-04-20
    listed $165,000 Active 556-char remark

    Show marketing remark (556 chars)

    Check out this 3 bedroom, 2 full bath home near Seelyville, just minutes from Terre Haute or Brazil. This home features two living rooms, a family room, kitchen, dining area, & a sun room off the back of the house. The front living room has a gas log fireplace and the family room has a wood stove. Enjoy the pleasant views on two rolling parcels totaling three quarters of an acre. A two car detached garage with lean-to and cellar storage underneath completes this property! Cash or possibly a conventional loan. Take a look with your Realtor today!

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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 2/10 Low
• 🌡 Heat 3/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,160
• − Mortgage interest: −$8,682
• − Property taxes: −$1,796
• − Insurance: −$775
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,509
• Taxable loss: −$508
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,143/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 — Seelyville

• Score: 63/100
• State rank: #427
• US rank: #15395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seelyville, IN
• County: Vigo County · 91,193 people
• 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

3 events — show timeline

• 2026-05-05 Relisted — THAAR
• 2026-04-26 Pending — THAAR
• 2026-04-20 Listed $165,000 THAAR

Property tax history

+3.3%/yr

Latest (2024): $1,796 · +1.3% YoY. Source: county tax records.