1116 S 17th St · Terre Haute, IN 47802

$199,900

5 bd · 1.0 ba · 2,636 sqft · SingleFamily public records · 18 Days on market

Built 1903 5,600 sqft lot Est $243k · 18% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Totally renovated and loaded with high-end upgrades, this stunning home is ready for you! From the moment you arrive, you'll fall in love with the spacious covered front porch- the perfect place to relax, unwind, and enjoy peaceful evenings in a warm, family-friendly neighborhood. Step inside and experience a home designed to impress. Featuring 5 spacious bedrooms, each with walk-in closets and exceptional storage space, this home offers comfort, style and room for everyone. There is also a beautiful private office that can easily be converted into a 6th bedroom if desired. The 2 fully updated spa-like bathrooms are absolutely breathtaking, creating the perfect retreat for rest and relaxat

Key facts

• Covered front porch
• Private office
• Upgraded kitchen

Tags

• COVERED FRONT PORCH
• PRIVATE OFFICE
• FULLY UPDATED BATHROOMS
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Exterior

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

Interior

• Kitchen: Dishwasher; Electric range; Electric oven; Microwave; Refrigerator
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Electric range; Electric oven; Microwave; Refrigerator; Washer; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $75 ($901/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 $162k (19.0% below list).
• Recommended offer: $162k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 (+1.2%/yr); 187 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 18 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,938 (19.0% below list)

Questions for the listing agent

1. Built in 1903 — 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: 0.81% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $242,512
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 S 20th St	0.31mi	5/2.5	2,619 (-1%)	9mo	$240,000	$92	71
1030 S 17th St	0.04mi	4/2.0 (-1)	2,312 (-12%)	2mo	$149,900	$65	67
1115 S 17th St	0.03mi	4/2.0 (-1)	2,276 (-14%)	0mo	$41,900	$18	66
2140 Poplar St	0.63mi	4/2.0 (-1)	2,703 (+2%)	23mo	$274,000	$101	38

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-30,527
• Equity at exit: $29,806

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-31,989
• Equity at exit: $17,284

Cash invested: $55,972 (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 47802

• Home prices YoY: -26.8%
• Rents YoY: 1.2%
• Active inventory: 187
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,619 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $75

Break-even live

Break-even rent $1,524

Max offer price $199,900

Occupancy floor 90%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2116 Poplar St Terre Haute, IN	4.0	1.5	1872	$1,900	$1.01	43d	1	0.62mi

Listing history 14 events

1. 2026-06-19
   days on market $199,900 Active 18 DOM
2. 2026-06-18
   days on market $199,900 Active 17 DOM
3. 2026-06-17
   days on market $199,900 Active 16 DOM
4. 2026-06-16
   days on market $199,900 Active 15 DOM
5. 2026-06-15
   days on market $199,900 Active 14 DOM
6. 2026-06-14
   days on market $199,900 Active 12 DOM
7. 2026-06-13
   days on market $199,900 Active 11 DOM
8. 2026-06-10
   days on market $199,900 Active 9 DOM
9. 2026-06-09
   days on market $199,900 Active 8 DOM
10. 2026-06-08
    days on market $199,900 Active 7 DOM
11. 2026-06-07
    days on market $199,900 Active 6 DOM
12. 2026-06-05
    days on market $199,900 Active 3 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $199,900 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: $871 · $73/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: +$414/yr (+$34/mo · 47.5%)

ⓘ 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: $19,433
• − Mortgage interest: −$11,198
• − Property taxes: −$871
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,815
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,516/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): 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

+99.9% since first listed

6 events — show timeline

• 2026-06-01 Listed $199,900 THAAR
• 2025-11-20 Listed $239,900 THAAR
• 2018-03-21 Listing Removed — MIBOR as Distributed by MLS Grid
• 2018-02-11 Listed $35,000 MIBOR as Distributed by MLS Grid
• 2017-06-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-06-26 Listed $100,000 MIBOR as Distributed by MLS Grid

Property tax history

-8.8%/yr

Latest (2024): $871 · -23.5% YoY. Source: county tax records.