1017 S 7th St · Terre Haute, IN 47807

$29,900

1 bd · 4.0 ba · 2,506 sqft · MultiFamily public records · 67 Days on market

Built 1870 9,583 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Auction Dates: 5/18/2026 - 5/20/2026 www.servicelinkauction.com/property-details/1017-s-7th-st-terre-haute-47807-in-united-states-trd

Key facts

• 9,583 sq ft lot
• Built 1870
• Listed 66 days

What this means for you Summary

Snapshot

• This is a 1-bed/4.0-bath multifamily listed at $30k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.6% 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: schools D-, 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.
• Market conditions: Rents rising (+3.7%/yr); 78 active listings in the ZIP; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($25k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $1k appreciation (4.1% local appreciation)).
• Vigo County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.7% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $10k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.91% ✓
• Cap rate: 25.59%
• Cash-on-cash: 68.93%
• DSCR: 4.07
• GRM: 2.9

CMA / ARV

• ARV (median comp): $94,115
• List price: $29,900
• Delta: -68.23%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

4.14% appreciation · 3.74% rent growth · sell at horizon

5-year hold

• IRR: 75.4%
• Equity multiple: 5.39×
• Total profit: $36,745
• Equity at exit: $15,409

10-year hold

• IRR: 74.2%
• Equity multiple: 11.36×
• Total profit: $86,697
• Equity at exit: $25,404

Cash invested: $8,372 (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 47807

• Home prices YoY: 2.8%
• Rents YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $481

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 40%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $29,900 Active 67 DOM
2. 2026-06-18
   days on market $29,900 Active 66 DOM
3. 2026-06-17
   days on market $29,900 Active 65 DOM
4. 2026-06-16
   days on market $29,900 Active 64 DOM
5. 2026-06-15
   price $29,900 Active 63 DOM
6. 2026-06-15
   days on market $39,900 Active 63 DOM
7. 2026-06-14
   days on market $39,900 Active 61 DOM
8. 2026-06-13
   days on market $39,900 Active 60 DOM
9. 2026-06-10
   days on market $39,900 Active 58 DOM
10. 2026-06-09
    days on market $39,900 Active 57 DOM
11. 2026-06-08
    days on market $39,900 Active 56 DOM
12. 2026-06-07
    days on market $39,900 Active 55 DOM
13. 2026-06-05
    days on market $39,900 Active 52 DOM
14. 2026-06-02
    days on market $39,900 Active 50 DOM
15. 2026-06-01
    days on market $39,900 Active 49 DOM
16. 2026-05-31
    days on market $39,900 Active 48 DOM
17. 2026-05-30
    days on market $39,900 Active 47 DOM
18. 2026-04-13
    listed $39,900 Active

    Show marketing remark (136 chars)

    Auction Dates: 5/18/2026 - 5/20/2026 www.servicelinkauction.com/property-details/1017-s-7th-st-terre-haute-47807-in-united-states-trd

19. 2026-04-13
    listed $39,900 Active 136-char remark

    Show marketing remark (136 chars)

    Auction Dates: 5/18/2026 - 5/20/2026 www.servicelinkauction.com/property-details/1017-s-7th-st-terre-haute-47807-in-united-states-trd

20. 2026-02-26
    listed $41,400 Active
21. 2026-02-10
    price $41,400
22. 2026-01-29
    price $51,600
23. 2026-01-01
    listed $68,900 Active
24. 2025-09-17
    price $51,200
25. 2025-08-28
    listed $63,600 Active
26. 2024-03-21
    listed $89,900 Active
27. 2023-08-21
    status Active
28. 2023-08-13
    historical
29. 2023-07-30
    price $99,000
30. 2023-07-11
    listed $109,000 Active
31. 2023-05-10
    price $120,000
32. 2023-03-07
    listed $135,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $10,444
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$870
• Taxable income: $5,630
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $4,420/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): 13,140
• Household income: $24,706
• Rent vs Own: 73.5% rent · 26.5% own
• Severe rent burden: 1836.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Slovak 4% Romanian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Arabic 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: ▲ 4.14%
• Current HPI: 152.8073
• Rent YoY: ▲ 3.74%
• 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

-70.4% since first listed

15 events — show timeline

• 2026-04-13 Listed $39,900 THAAR
• 2026-04-13 Listed $39,900 MIBOR as Distributed by MLS Grid
• 2026-02-26 Listed $41,400 THAAR
• 2026-02-10 Price Changed $41,400 THAAR
• 2026-01-29 Price Changed $51,600 THAAR
• 2026-01-01 Listed $68,900 THAAR
• 2025-09-17 Price Changed $51,200 THAAR
• 2025-08-28 Listed $63,600 THAAR
• 2024-03-21 Listed $89,900 THAAR
• 2023-08-21 Relisted — THAAR
• 2023-08-13 Delisted — THAAR
• 2023-07-30 Price Changed $99,000 THAAR
• 2023-07-11 Listed $109,000 THAAR
• 2023-05-10 Price Changed $120,000 THAAR
• 2023-03-07 Listed $135,000 THAAR

Property tax history

-2.6%/yr

Latest (2024): $2,778 · +4.7% YoY. Source: county tax records.