1307 S 21st St · Terre Haute, IN 47803

$139,900

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 2 Days on market

Built 1900 8,276 sqft lot Est $174k · 19% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful rehab opportunity overlooking the city's eastside. 3 bedrooms and 1 bathroom awaiting the final touches from a savvy investor or handy homeowner. Large backyard enclosed by privacy fence. Property being sold as-is.

Key facts

• Rear parking
• Updated kitchen
• Main-level laundry

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• MAIN-LEVEL LAUNDRY
• REAR PARKING

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; 1 story; Residential zoning
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Insulated windows; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $30 ($356/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 $112k (20.2% below list).
• Recommended offer: $112k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Davis Park Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 335 students, 88% FRL); 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) — zoned schools average 67% FRL vs 47% district-wide (20 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; 13 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 $967 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $48k; list at $140k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,604 (20.2% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $173,712
• 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	0.18mi	2/1.0 (-1)	1,225 (-1%)	1mo	$115,000	$94	85
2512 Farrington St	0.49mi	3/1.0	1,245 (+1%)	1mo	$149,900	$120	75
1515 S 17th St	0.32mi	2/1.0 (-1)	1,184 (-4%)	5mo	$105,000	$89	69
1006 S 25th St	0.45mi	2/2.0 (-1)	1,207 (-2%)	3mo	$169,900	$141	64
941 S 25th St	0.42mi	2/1.0 (-1)	1,102 (-11%)	2mo	$115,000	$104	56
2709 Crawford St	0.67mi	3/1.0	1,363 (+11%)	1mo	$192,444	$141	50
1419 S 12th St	0.72mi	3/2.0	1,146 (-7%)	4mo	$177,000	$154	48
1660 S Albert Way	0.71mi	3/2.0	1,318 (+7%)	4mo	$260,000	$197	48
1940 S 19th St	0.57mi	3/2.0	1,376 (+12%)	4mo	$220,000	$160	47
552 Monterey Ave	0.55mi	2/1.0 (-1)	1,080 (-12%)	3mo	$147,000	$136	46
1944 S 19th St	0.58mi	3/2.0	1,376 (+12%)	5mo	$213,750	$155	46
1908 S 23rd St	0.53mi	2/2.0 (-1)	1,072 (-13%)	0mo	$176,852	$165	44

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-19,599
• Equity at exit: $20,860

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-9,663
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$734
• Tax from tax record: −$60 /mo · $721/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $30

Break-even live

Break-even rent $1,079

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $109	-5% $69	+0% $30	+5% $-10	+10% $-50
Rent	-10% $-59	-5% $-14	+0% $30	+5% $74	+10% $118
Rate	-1.0pp $100	-0.5pp $65	base $30	+0.5pp $-7	+1.0pp $-43

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	44d	1	0.12mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	44d	1	0.50mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	44d	1	0.58mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	44d	1	0.61mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	44d	1	0.66mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	0.81mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	44d	1	1.14mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	44d	1	1.19mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	44d	1	1.26mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.28mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	44d	14	1.37mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	44d	1	1.38mi
1011 S 4th St Terre Haute, IN	2.0	1.0	1268	$750	$0.59	44d	1	1.44mi

Listing history 2 events

1. 2026-06-07
   remarks 662-char remark
2. 2026-06-07
   listed $139,900 Pending 2 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: $721 · $60/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$234/yr (+$20/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $13,392
• − Mortgage interest: −$7,837
• − Property taxes: −$721
• − Insurance: −$700
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$4,070
• Taxable loss: −$2,077
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $854/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

+115.2% since first listed

5 events — show timeline

• 2026-06-07 Pending — THAAR
• 2026-06-05 Listed $139,900 THAAR
• 2025-11-07 Sold (MLS) $48,000 MIBOR as Distributed by MLS Grid
• 2025-11-03 Pending — MIBOR as Distributed by MLS Grid
• 2025-10-22 Listed $65,000 MIBOR as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2024): $721 · +4.4% YoY. Source: county tax records.