825 S 18th St · Terre Haute, IN 47807

$139,900

2 bd · 1.0 ba · 2,232 sqft · SingleFamily public records · 7 Days on market

Built 1887 4,792 sqft lot $63/sqft · at area comps Est $134k · at est.

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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).

• Cash flow +15.4/30.0
• Appreciation +7.1/10.0
• ARV discount +5.4/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Beautiful fence provides a secure yard and privacy for your own retreat. The front porch door opens into a large and spacious family room and nice eat in kitchen. There are 2 bedrooms on the main floor. Primary has walk in closet and access to the 1 full bathroom. The laundry room also has the back door. The completely fenced area with room to run and play or relax in the hot tub. The basement is where you will find the 3rd bedroom complete with egress window, the mechanical room and plenty of storage. The front porch has a nice swing and side yard has a nice area for flower garden care. Call your realtor for a tour anytime.

Key facts

• Large family room
• Hot tub
• Eat in kitchen

Tags

• LARGE FAMILY ROOM
• EAT IN KITCHEN
• WALK IN CLOSET
• COMPLETELY FENCED AREA
• HOT TUB
• EGRESS WINDOW

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; One story
• Construction: Block, frame, and metal siding construction; Shingle roof
• Exterior features: Covered patio/porch; Lot approximately 40 x 128 (0.11 acre); Residential zoning

Interior

• Kitchen: Electric range; Electric oven; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Window coverings; Insulated windows; Partially finished full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $54 ($645/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 $116k (17.2% below list).
• Recommended offer: $116k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 (+3.7%/yr); 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($967 loan paydown + $6k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 6y 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 $68k; list at $140k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,863 (17.2% below list)

Questions for the listing agent

1. Built in 1887 — 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: 0.83% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

• ARV (median comp): $133,658
• List price: $139,900
• Delta: 4.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 S 23rd St St	0.45mi	3/2.0 (+1)	2,322 (+4%)	1mo	$142,000	$61	62
1501 S 19th St	0.46mi	3/2.5 (+1)	2,200 (-1%)	3mo	$80,000	$36	62
1831 Ohio St	0.53mi	3/2.5 (+1)	2,222 (-0%)	2mo	$177,000	$80	62
2317 Washington Ave	0.58mi	2/1.0	2,054 (-8%)	0mo	$182,500	$89	59
1523 Ohio St	0.54mi	3/1.5 (+1)	2,330 (+4%)	4mo	$161,000	$69	57
2518 Wilson St	0.65mi	2/1.5	2,118 (-5%)	5mo	$185,000	$87	55
2514 Crawford St	0.64mi	3/1.0 (+1)	2,080 (-7%)	2mo	$200,000	$96	52
63 S 20th St	0.70mi	3/1.0 (+1)	2,150 (-4%)	11mo	$155,000	$72	47
2112 Putnam St	0.55mi	3/2.0 (+1)	1,944 (-13%)	0mo	$175,000	$90	44
1717 Ohio St	0.52mi	3/2.5 (+1)	2,535 (+14%)	2mo	$198,000	$78	40
1408 S 25th St	0.69mi	3/1.5 (+1)	2,088 (-6%)	12mo	$155,500	$74	40
2408 Washington Ave	0.65mi	3/2.0 (+1)	2,058 (-8%)	12mo	$150,000	$73	37

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: 12.4%
• Equity multiple: 1.76×
• Total profit: $29,738
• Equity at exit: $72,098

10-year hold

• IRR: 14.1%
• Equity multiple: 3.35×
• Total profit: $92,149
• Equity at exit: $118,861

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 47807

• Home prices YoY: 2.8%
• Rents YoY: 3.7%
• Active inventory: 78
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $54

Break-even live

Break-even rent $1,091

Max offer price $139,900

Occupancy floor 90%

Sensitivity live

Price	-10% $133	-5% $93	+0% $54	+5% $14	+10% $-25
Rent	-10% $-38	-5% $8	+0% $54	+5% $99	+10% $145
Rate	-1.0pp $124	-0.5pp $89	base $54	+0.5pp $17	+1.0pp $-19

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Poplar St Unit A Terre Haute, IN	3.0	1.0	1412	$1,200	$0.85	44d	1	0.34mi
600 S Center St Unit 602 Terre Haute, IN	3.0	1.5	1500	$2,500	$1.67	44d	1	0.98mi

Listing history 14 events

1. 2026-05-17
   status Pending 632-char remark
2. 2026-05-09
   listed $139,900 Active 632-char remark
3. 2026-05-09
   listed $139,900 Active
4. 2023-08-31
   status Pending
5. 2023-08-29
   status Active
6. 2023-08-18
   historical
7. 2023-08-11
   status Active
8. 2023-08-11
   price $130,000
9. 2023-07-31
   historical
10. 2023-07-28
    price $135,000
11. 2023-07-24
    price $139,000
12. 2023-07-17
    listed $145,000 Active
13. 2020-09-11
    soldstatus $67,900
14. 2020-07-28
    listed $67,900

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$177/yr (+$15/mo · 21.1%)

ⓘ 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 ≥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: $13,904
• − Mortgage interest: −$7,837
• − Property taxes: −$836
• − Insurance: −$700
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$4,070
• Taxable loss: −$1,763
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $1,068/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

+106.0% since first listed

14 events — show timeline

• 2026-05-17 Pending — THAAR
• 2026-05-09 Listed $139,900 THAAR
• 2026-05-09 Listed $139,900 MIBOR as Distributed by MLS Grid
• 2023-08-31 Pending — THAAR
• 2023-08-29 Relisted — THAAR
• 2023-08-18 Delisted — THAAR
• 2023-08-11 Relisted — THAAR
• 2023-08-11 Price Changed $130,000 THAAR
• 2023-07-31 Delisted — THAAR
• 2023-07-28 Price Changed $135,000 THAAR
• 2023-07-24 Price Changed $139,000 THAAR
• 2023-07-17 Listed $145,000 THAAR
• 2020-09-11 Sold (MLS) $67,900 THAAR
• 2020-07-28 Listed $67,900 THAAR

Property tax history

+5.2%/yr

Latest (2024): $836 · +3.2% YoY. Source: county tax records.