1026 S 18th St · Terre Haute, IN 47803

$127,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 3 Days on market

Built 1898 Est $142k · 10% 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 +22.7/30.0
• ARV discount +12.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Have you been wanting that home that comes with the important updates (roof replaced in fall 2024; downstairs bathroom remodeled in 2025; dining room floor replaced in 2019 and living room floor replaced in 2021; and deck redone in 2023) while also leaving room for the aesthetic updates of the next homeowner? Then this is your home! Featuring 3 beds, 2 baths, an attached 1-car garage, a sizable basement, bonus rooms, and a fenced-in back yard, this home offers the perfect blend of updates and opportunity.

Key facts

• Deck redone
• Roof replaced
• Garage

Tags

• ROOF REPLACED
• DOWNSTAIRS BATHROOM REMODELED
• DINING ROOM FLOOR REPLACED
• LIVING ROOM FLOOR REPLACED
• DECK REDONE

Property features AI

Exterior

• Parking: Attached paved garage with 1 parking space
• Utilities: Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding
• Exterior features: Deck; Patio; Shingle roof

Interior

• Kitchen: Electric range and oven; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Electric range; Electric oven; Microwave; Refrigerator; Washer; Garbage disposal; Partial basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Cap rate 8.4% 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: 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 69% FRL vs 47% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $884 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,900

Questions for the listing agent

1. Built in 1898 — 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 S 20th St	0.13mi	2/1.0 (-1)	1,225 (-10%)	1mo	$115,000	$94	71
2709 Crawford St	0.74mi	3/1.0	1,363 (-0%)	1mo	$192,444	$141	64
1017 S 25th St	0.53mi	2/1.0 (-1)	1,436 (+5%)	1mo	$90,000	$63	61
1940 S 19th St	0.73mi	3/2.0	1,376 (+1%)	4mo	$220,000	$160	58
1944 S 19th St	0.73mi	3/2.0	1,376 (+1%)	5mo	$213,750	$155	57
2512 Farrington St	0.60mi	3/1.0	1,245 (-9%)	0mo	$149,900	$120	57
2520 College Ave	0.60mi	3/1.5	1,474 (+8%)	4mo	$89,900	$61	54
2236 Park St	0.39mi	3/2.0	1,562 (+14%)	2mo	$137,900	$88	53
1515 S 17th St	0.37mi	2/1.0 (-1)	1,184 (-14%)	5mo	$105,000	$89	51
1411 Ohio St	0.72mi	2/1.5 (-1)	1,456 (+6%)	5mo	$151,000	$104	45
1006 S 25th St	0.57mi	2/2.0 (-1)	1,207 (-12%)	3mo	$169,900	$141	42
1407 Ohio St	0.72mi	3/1.5	1,178 (-14%)	4mo	$29,500	$25	38

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 · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-5,170
• Equity at exit: $19,070

10-year hold

• IRR: 7.1%
• Equity multiple: 1.56×
• Total profit: $20,059
• Equity at exit: $11,058

Cash invested: $35,812 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$671
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $220

Break-even live

Break-even rent $1,112

Max offer price $127,900

Occupancy floor 79%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	43d	1	0.34mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	43d	1	0.40mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	43d	1	0.46mi
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	43d	1	0.53mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	43d	1	0.64mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	43d	1	0.98mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	43d	1	1.06mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	43d	1	1.09mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	43d	1	1.27mi

Listing history 4 events

1. 2026-06-01
   status $127,900 Pending 3 DOM
2. 2026-05-31
   days on market $127,900 Active 3 DOM
3. 2026-05-30
   days on market $127,900 Active 2 DOM
4. 2026-05-28
   listed $127,900 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,684
• − Mortgage interest: −$7,164
• − Property taxes: −$1,855
• − Insurance: −$640
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,721
• Taxable income: $635
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,485/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): 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

1 event — show timeline

• 2026-05-28 Listed $127,900 THAAR

Property tax history

+13.2%/yr

Latest (2024): $1,855 · +4.8% YoY. Source: county tax records.