1220 N 13th St · Terre Haute, IN 47807

$99,900

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 47 Days on market

Built 1962 5,663 sqft lot $80/sqft · 73% above area

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 1220 N 13th Street! This 1960's Bungalow has been renovated and move-in ready! Updates include white kitchen cabinets, a $1,600 stove, fresh paint, new flooring throughout, a bathroom with WOW factor, (yes, it is stunning) including an award winning mural by a local artist, a Huge 19' x 17' Living room, and more! Perfect for first-time homebuyers, as an investment property, or student housing. For more information, please reach out to the listing agent directly if you are not currently represented by an agent.

Key facts

• New flooring
• Huge living room
• Stunning bathroom

Tags

• WHITE KITCHEN CABINETS
• NEW FLOORING
• STUNNING BATHROOM
• HUGE LIVING ROOM

Property features AI

Exterior

• Parking: Detached parking (no garage spaces)
• Utilities: Public water; Municipal sewer; 100 amp electric service
• Home design: Single family residence; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio/porch; Not in a subdivision

Interior

• Kitchen: Electric oven; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Attic access; Eat-in kitchen
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Rents rising (+3.7%/yr); 78 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• At $1,073/mo this rent would consume 52% of the median local household income ($25k/yr) (locally 1836% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.07% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.8

CMA / ARV

• ARV (median comp): $57,708
• List price: $99,900
• Delta: 73.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1232 N 13th St	0.02mi	3/1.0	1,088 (-13%)	6mo	$75,000	$69	72
1427 6th Ave	0.23mi	3/1.0	1,160 (-7%)	6mo	$64,000	$55	72
1337 3rd Ave	0.10mi	2/1.0 (-1)	1,123 (-10%)	4mo	$69,500	$62	70
917 7th Ave	0.35mi	3/1.0	1,312 (+5%)	7mo	$85,000	$65	70
1642 Garfield Ave	0.36mi	3/1.5	1,328 (+6%)	5mo	$137,500	$104	67
1006 N 9th St	0.36mi	2/1.0 (-1)	1,338 (+7%)	1mo	$115,000	$86	66
1509 2nd Ave	0.31mi	2/2.0 (-1)	1,200 (-4%)	5mo	$30,000	$25	66
1818 Garfield Ave	0.52mi	3/1.0	1,148 (-8%)	1mo	$97,500	$85	61
1612 Locust St	0.47mi	2/1.0 (-1)	1,368 (+9%)	2mo	$89,900	$66	56
917 N 9th St	0.37mi	3/1.0	1,423 (+14%)	6mo	$42,750	$30	56
1543 3 Ave	0.35mi	3/2.0	1,092 (-13%)	4mo	$103,000	$94	55
1817 Garfield Ave	0.51mi	2/1.5 (-1)	1,141 (-9%)	1mo	$129,900	$114	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 2.15×
• Total profit: $32,285
• Equity at exit: $51,484

10-year hold

• IRR: 19.8%
• Equity multiple: 4.23×
• Total profit: $90,233
• Equity at exit: $84,877

Cash invested: $27,972 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,073 high
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $209

Break-even live

Break-even rent $809

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $265	-5% $237	+0% $209	+5% $180	+10% $152
Rent	-10% $124	-5% $166	+0% $209	+5% $251	+10% $293
Rate	-1.0pp $259	-0.5pp $234	base $209	+0.5pp $183	+1.0pp $156

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1432 4th Ave Terre Haute, IN	3.0	1.0	1144	$1,000	$0.87	45d	1	0.21mi
1028 N 9th St Terre Haute, IN	2.0	1.0	960	$1,200	$1.25	45d	1	0.36mi
2124 1st Ave Terre Haute, IN	2.0	1.0	1208	$899	$0.74	45d	1	0.67mi
2206 2nd Ave Terre Haute, IN	2.0	1.0	1664	$785	$0.47	46d	1	0.70mi
2250 Garfield Ave Terre Haute, IN	3.0	1.0	1500	$1,375	$0.92	45d	1	0.93mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	45d	1	1.16mi
1 Sycamore St Terre Haute, IN	2.0	2.0	1311	$1,510	$1.15	45d	1	1.26mi
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	45d	1	1.37mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	45d	1	1.39mi
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	45d	1	1.41mi
501 S 19th St Terre Haute, IN	2.0	1.0	1200	$975	$0.81	45d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $99,900 Active 47 DOM
2. 2026-06-19
   days on market $99,900 Active 45 DOM
3. 2026-06-18
   days on market $99,900 Active 44 DOM
4. 2026-06-17
   days on market $99,900 Active 43 DOM
5. 2026-06-16
   days on market $99,900 Active 42 DOM
6. 2026-06-15
   days on market $99,900 Active 41 DOM
7. 2026-06-14
   days on market $99,900 Active 39 DOM
8. 2026-06-13
   days on market $99,900 Active 38 DOM
9. 2026-06-10
   days on market $99,900 Active 36 DOM
10. 2026-06-09
    days on market $99,900 Active 35 DOM
11. 2026-06-08
    days on market $99,900 Active 34 DOM
12. 2026-06-07
    days on market $99,900 Active 33 DOM
13. 2026-06-05
    days on market $99,900 Active 30 DOM
14. 2026-06-02
    days on market $99,900 Active 28 DOM
15. 2026-06-01
    pricedays on market $99,900 Active 27 DOM
16. 2026-05-31
    days on market $104,900 Active 26 DOM
17. 2026-05-30
    days on market $104,900 Active 25 DOM
18. 2026-05-04
    listed $104,900 Active 529-char remark
19. 2025-03-11
    price $75,000
20. 2025-02-02
    price $79,000
21. 2025-02-02
    status Active
22. 2024-06-01
    listed $82,000 Active
23. 2024-05-23
    price $82,000
24. 2024-04-17
    price $84,000
25. 2024-03-20
    price $85,999
26. 2023-12-01
    listed $89,900 Active
27. 2022-01-25
    listed $23,000
28. 2021-08-25
    listed $36,900

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $880 · $73/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $12,874
• − Mortgage interest: −$5,596
• − Property taxes: −$880
• − Insurance: −$500
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$2,906
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,280/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

+170.7% since first listed

12 events — show timeline

• 2026-06-01 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $104,900 MIBOR as Distributed by MLS Grid
• 2025-03-11 Price Changed $75,000 THAAR
• 2025-02-02 Price Changed $79,000 THAAR
• 2025-02-02 Relisted — THAAR
• 2024-06-01 Listed $82,000 THAAR
• 2024-05-23 Price Changed $82,000 THAAR
• 2024-04-17 Price Changed $84,000 THAAR
• 2024-03-20 Price Changed $85,999 THAAR
• 2023-12-01 Listed $89,900 THAAR
• 2022-01-25 Listed $23,000 THAAR
• 2021-08-25 Listed $36,900 THAAR

Property tax history

-3.7%/yr

Latest (2024): $880 · -3.4% YoY. Source: county tax records.