6748 S Curve Ridge Rd · Prairieton, IN 47802

$137,900

3 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 39 Days on market

Built 1950 0.86 ac lot $77/sqft · 47% below area Est $173k · 20% under ↓ 7% since listing

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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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a fantastic location only minutes from town, but such a country feel. This home is sitting on a dead-end road on just shy of an acre with a private backyard, a huge screened in porch to sit & enjoy the peaceful country views, & it has a garage that is 3 car in size for all of your toys & tools. Inside boasts original hardwood floors & an arched doorway that will charm you, but it has a modern split bedroom floor plan that offers great functionality & space. The primary suite is a great size & it has a large walk-in closet. There is an option to have the laundry on the main level or in the basement. With a little bit of updating, this could be such a gorgeous home!

Key facts

• Private backyard
• Large walk-in closet
• Arched doorway

Tags

• PRIVATE BACKYARD
• HUGE SCREENED IN PORCH
• ORIGINAL HARDWOOD FLOORS
• ARCHED DOORWAY
• LARGE WALK-IN CLOSET
• LAUNDRY ON MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $137k (0.6% below list).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+1.2%/yr); 187 active listings in the ZIP; 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 $953 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

• It's been on market 39 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,763 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1950 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (median comp): $173,145
• List price: $137,900
• Delta: -20.36%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1869 W Red Oak Dr	0.33mi	3/2.0	1,700 (-5%)	1mo	$299,900	$176	75
7065 S Kenny Pl	0.33mi	3/2.0	1,676 (-7%)	14mo	$140,000	$84	62
7127 S State Road 63	0.51mi	3/2.0	1,900 (+6%)	19mo	$269,500	$142	51

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-11,697
• Equity at exit: $20,561

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,957
• Equity at exit: $11,923

Cash invested: $38,612 (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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 187
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,371 medium
• Mortgage (P&I): −$723
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $205

Break-even live

Break-even rent $1,111

Max offer price $137,900

Occupancy floor 80%

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: $34,475
• Closing costs: $4,137
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending 712-char remark

   Show marketing remark (712 chars)

   What a fantastic location only minutes from town, but such a country feel. This home is sitting on a dead-end road on just shy of an acre with a private backyard, a huge screened in porch to sit & enjoy the peaceful country views, & it has a garage that is 3 car in size for all of your toys & tools. Inside boasts original hardwood floors & an arched doorway that will charm you, but it has a modern split bedroom floor plan that offers great functionality & space. The primary suite is a great size & it has a large walk-in closet. There is an option to have the laundry on the main level or in the basement. With a little bit of updating, this could be such a gorgeous home!

2. 2026-04-24
   price $137,900 712-char remark

   Show marketing remark (712 chars)

   What a fantastic location only minutes from town, but such a country feel. This home is sitting on a dead-end road on just shy of an acre with a private backyard, a huge screened in porch to sit & enjoy the peaceful country views, & it has a garage that is 3 car in size for all of your toys & tools. Inside boasts original hardwood floors & an arched doorway that will charm you, but it has a modern split bedroom floor plan that offers great functionality & space. The primary suite is a great size & it has a large walk-in closet. There is an option to have the laundry on the main level or in the basement. With a little bit of updating, this could be such a gorgeous home!

3. 2026-04-09
   listed $147,900 Active 712-char remark

   Show marketing remark (712 chars)

   What a fantastic location only minutes from town, but such a country feel. This home is sitting on a dead-end road on just shy of an acre with a private backyard, a huge screened in porch to sit & enjoy the peaceful country views, & it has a garage that is 3 car in size for all of your toys & tools. Inside boasts original hardwood floors & an arched doorway that will charm you, but it has a modern split bedroom floor plan that offers great functionality & space. The primary suite is a great size & it has a large walk-in closet. There is an option to have the laundry on the main level or in the basement. With a little bit of updating, this could be such a gorgeous home!

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,170 · $97/mo
• Expected delta: +$2/yr ($0/mo · 0.2%)

ⓘ 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) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,454
• − Mortgage interest: −$7,725
• − Property taxes: −$1,168
• − Insurance: −$690
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$4,012
• Taxable income: $228
• Est. tax owed @ 24.0%: −$55
• After-tax cash flow: $2,409/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 — Prairieton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Vigo County · 91,193 people
• Metro: Terre Haute, IN
• Population (ZIP): 33,135
• Household income: $57,395
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 1102.0

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 (82%)
• Race & ethnicity: White 82% Black 8% Two or more races 5% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 3% Slovak 2% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Chinese 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: ▼ -67.05%
• Current HPI: 183.0194
• Rent YoY: ▲ 1.23%
• 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

-6.8% since first listed

3 events — show timeline

• 2026-05-18 Pending — THAAR
• 2026-04-24 Price Changed $137,900 THAAR
• 2026-04-09 Listed $147,900 THAAR

Property tax history

+1.7%/yr

Latest (2024): $1,168 · -0.1% YoY. Source: county tax records.