1345 S 20th St · Terre Haute, IN 47803

$119,900

2 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 11 Days on market

Built 1950 4,500 sqft lot Est $149k · 19% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2-3 br home. Includes gas stove and the fridge. Nice kitchen cabinets. 3rd br used as a family room but has two closets. 1 car detached garage w gdo. Fenced back yard. New metal roof on house and garage. Freshly painted and new carpet. Gas heat/ central air. Gas hot water heater. Washer and dryer hook ups in utility room. A must see at this price point, $64,900!

Key facts

• Fenced back yard
• Hot tub
• Eat in kitchen

Tags

• UPDATED BATHROOM
• EAT IN KITCHEN
• FENCED BACK YARD
• HOT TUB
• NEW OVERHEAD DOOR

Property features AI

Exterior

• Parking: Detached 1-car garage; Concrete parking
• Utilities: Public sewer
• Home design: Single-family residence; Single story
• Construction: Vinyl siding
• Exterior features: Deck; Shingle roof

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window coverings; Deck (patio/porch)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $81 ($978/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 $101k (15.9% below list).
• Recommended offer: $101k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Woodrow Wilson Middle School (math 21% / reading 31%, grade F, #240 of 330 statewide, top 73%, 701 students, 62% FRL); Terre Haute South Vigo High School (math 37% / reading 72%, grade C-, #79 of 369 statewide, top 26%, 1,610 students, 51% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 177 active listings in the ZIP; 15 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 $829 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,892 (15.9% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.84% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $148,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2107 College	0.22mi	2/2.0	1,040 (-5%)	0mo	$165,000	$159	77
941 S 25th St	0.51mi	2/1.0	1,102 (+1%)	2mo	$115,000	$104	73
2341 S Seabury Ave	0.38mi	2/1.5	1,040 (-5%)	2mo	$149,500	$144	70
1908 S 23rd St	0.48mi	2/2.0	1,072 (-2%)	0mo	$176,852	$165	70
1008 S 20th St	0.25mi	2/1.0	1,225 (+12%)	1mo	$115,000	$94	68
1901 Hulman St	0.30mi	2/1.0	980 (-10%)	1mo	$70,000	$71	67
552 Monterey Ave	0.63mi	2/1.0	1,080 (-1%)	3mo	$147,000	$136	66
1006 S 25th St	0.53mi	2/2.0	1,207 (+10%)	3mo	$169,900	$141	51
1419 S 12th St	0.65mi	3/2.0 (+1)	1,146 (+5%)	4mo	$177,000	$154	50
2512 Farrington St	0.58mi	3/1.0 (+1)	1,245 (+14%)	0mo	$149,900	$120	45
2645 Hulman St	0.64mi	2/1.0	945 (-14%)	4mo	$118,000	$125	44
2020 Morton St	0.71mi	3/1.5 (+1)	1,230 (+12%)	3mo	$162,500	$132	37

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-13,174
• Equity at exit: $17,877

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-316
• Equity at exit: $10,367

Cash invested: $33,572 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,009 high
• Mortgage (P&I): −$629
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $81

Break-even live

Break-even rent $906

Max offer price $119,900

Occupancy floor 87%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 S 19th St Terre Haute, IN	2.0	1.0	830	$700	$0.84	43d	1	0.06mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	43d	1	0.55mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	43d	1	0.63mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	43d	1	0.67mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	43d	1	0.75mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	43d	1	0.86mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	43d	1	0.88mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	43d	1	1.09mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	43d	1	1.12mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	43d	1	1.16mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	43d	1	1.19mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	43d	1	1.24mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	43d	14	1.32mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	43d	1	1.40mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	43d	1	1.45mi

Listing history 11 events

1. 2026-06-19
   days on market $119,900 Active 11 DOM
2. 2026-06-18
   days on market $119,900 Active 10 DOM
3. 2026-06-17
   days on market $119,900 Active 9 DOM
4. 2026-06-16
   days on market $119,900 Active 8 DOM
5. 2026-06-15
   days on market $119,900 Active 7 DOM
6. 2026-06-14
   days on market $119,900 Active 5 DOM
7. 2026-06-13
   days on market $119,900 Active 4 DOM
8. 2026-06-10
   remarks 497-char remark
9. 2026-06-10
   days on market $119,900 Active 2 DOM
10. 2026-06-09
    remarks 473-char remark
11. 2026-06-09
    listed $119,900 Active 1 DOM

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$289/yr (+$24/mo · 65.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 18 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: $12,107
• − Mortgage interest: −$6,716
• − Property taxes: −$442
• − Insurance: −$600
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$3,488
• Taxable loss: −$1,076
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,236/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

+84.7% since first listed

3 events — show timeline

• 2026-06-06 Listed $119,900 THAAR
• 2021-10-14 Sold (MLS) $60,000 THAAR
• 2021-06-09 Listed $64,900 THAAR

Property tax history

-14.8%/yr

Latest (2021): $442 · -51.0% YoY. Source: county tax records.