2341 8th Ave · Terre Haute, IN 47804

$132,500

3 bd · 3.5 ba · 1,806 sqft · SingleFamily public records · 47 Days on market

Built 1910 6,098 sqft lot Est $98k · 36% over

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Why this score? — see what drove the F 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 +12.1/30.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Check out this nicely updated, 4 bedroom, 2.5 bath home located on Terre Haute's northeast side. Situated on a fully fenced corner lot, the home features a nice floor plan and usable outdoor areas! As you enter the front door, the living room leads you to the formal dining room and large kitchen. The main floor primary bedroom features ample closet space and a full bathroom. Upstairs, there are three additional bedrooms, full bathroom, and half bathroom. The enclosed porch is situated perfectly for a mud room/drop zone as you come and go and leads to the covered rear deck, 1 car detached garage, and 1 car carport! The unfinished basement provides great additional storage. Call/text a loca

Key facts

• Formal dining room
• Ample closet space
• Large kitchen

Tags

• FULLY FENCED CORNER LOT
• USABLE OUTDOOR AREAS
• FORMAL DINING ROOM
• LARGE KITCHEN
• AMPLE CLOSET SPACE
• ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $-30 ($-355/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (23.5% below list).
• Recommended offer: $101k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Benjamin Franklin Elem School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 443 students, 95% FRL); Woodrow Wilson Middle School (math 21% / reading 31%, grade F, #240 of 330 statewide, top 73%, 701 students, 62% 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 70% FRL vs 47% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $916 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

• It's been on market 47 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,318 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.96%
• DSCR: 0.96
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $97,524
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2341 8th Ave	0.00mi	4/2.5 (+1)	1,806 (0%)	1mo	$132,500	$73	90
2124 N 20th St	0.57mi	3/1.0	1,806 (0%)	8mo	$64,900	$36	57
1644 Locust St	0.63mi	4/2.0 (+1)	1,836 (+2%)	2mo	$99,000	$54	56
1402 N 26th St	0.23mi	2/1.0 (-1)	1,700 (-6%)	22mo	$44,900	$26	46
2012 1st Ave	0.49mi	3/1.0	2,054 (+14%)	1mo	$33,500	$16	43
2147 N 21st St	0.55mi	3/2.0	1,594 (-12%)	18mo	$125,000	$78	34

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: -17.9%
• Equity multiple: 0.37×
• Total profit: $-23,391
• Equity at exit: $19,756

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-22,945
• Equity at exit: $11,456

Cash invested: $37,100 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $-30

Break-even live

Break-even rent $1,051

Max offer price $127,277

Occupancy floor 98%

Sensitivity live

Price	-10% $45	-5% $8	+0% $-30	+5% $-67	+10% $-105
Rent	-10% $-110	-5% $-70	+0% $-30	+5% $10	+10% $50
Rate	-1.0pp $37	-0.5pp $4	base $-30	+0.5pp $-64	+1.0pp $-99

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	1	0.12mi
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	46d	1	0.44mi
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	45d	1	1.18mi
124 N Fruitridge Ave Terre Haute, IN	3.0	1.0	1891	$950	$0.50	45d	1	1.27mi

Listing history 12 events

1. 2026-04-13
   status Pending
2. 2026-02-25
   listed $132,500 Active
3. 2023-03-02
   status Pending
4. 2023-02-23
   listed $125,000 Active
5. 2023-01-11
   price $125,000
6. 2023-01-07
   status Active
7. 2022-12-17
   status Pending
8. 2022-11-15
   price $120,000
9. 2022-10-13
   price $135,000
10. 2022-09-14
    price $98,500
11. 2022-08-11
    listed $145,000 Active
12. 2021-09-13
    listed $115,000 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: $959 · $80/mo
• Projected year-2 tax: $1,043 · $87/mo
• Expected delta: +$84/yr (+$7/mo · 8.7%)

ⓘ 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: $12,158
• − Mortgage interest: −$7,422
• − Property taxes: −$959
• − Insurance: −$662
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$3,855
• Taxable loss: −$2,685
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $290/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

+15.2% since first listed

12 events — show timeline

• 2026-04-13 Pending — THAAR
• 2026-02-25 Listed $132,500 THAAR
• 2023-03-02 Pending — THAAR
• 2023-02-23 Listed $125,000 THAAR
• 2023-01-11 Price Changed $125,000 THAAR
• 2023-01-07 Relisted — THAAR
• 2022-12-17 Pending — THAAR
• 2022-11-15 Price Changed $120,000 THAAR
• 2022-10-13 Price Changed $135,000 THAAR
• 2022-09-14 Price Changed $98,500 THAAR
• 2022-08-11 Listed $145,000 THAAR
• 2021-09-13 Listed $115,000 THAAR

Property tax history

+2.8%/yr

Latest (2024): $959 · +3.4% YoY. Source: county tax records.