2010 Seabury Ave · Terre Haute, IN 47803

$79,000

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 55 Days on market

Built 1947 0.29 ac lot $96/sqft · 13% below area Est $91k · 13% under

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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 +28.4/30.0
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home situated on a large corner lot with mature trees and abundant off-street parking. This property offers a functional layout with spacious yet cozy rooms, plus a breezeway that adds extra usable space not included in the square footage. The attached garage and additional outdoor storage shed provide excellent convenience. Appliances are included, and the full basement offers ample room for laundry, storage, or future finishing potential.

Key facts

• Breezeway
• Full basement
• Outdoor storage shed

Tags

• CORNER LOT
• MATURE TREES
• OFF-STREET PARKING
• BREEZEWAY
• OUTDOOR STORAGE SHED
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached garage (1 car); Gravel driveway/parking
• Utilities: Public sewer
• Home design: Single-family residence; Single story
• Construction: Wood siding construction
• Exterior features: Shingle roof; Shed(s) on the property

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Sugar Grove Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 369 students, 76% FRL); Sarah Scott Middle School (math 8% / reading 18%, grade F, #304 of 330 statewide, top 94%, 397 students, 86% 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 71% FRL vs 47% district-wide (24 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; 14 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $79k implies a 351% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1947 — 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: 1.22% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

• ARV (median comp): $91,231
• List price: $79,000
• Delta: -13.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2204 Seabury Ave	0.11mi	2/1.0	816 (-1%)	1mo	$90,000	$110	92
1810 S 19th St	0.20mi	2/1.0	878 (+6%)	2mo	$102,500	$117	78
2379 Putnam	0.30mi	2/1.0	798 (-3%)	18mo	$134,000	$168	66
1216 S 25th St	0.51mi	2/1.0	824 (-0%)	16mo	$90,000	$109	62
2200 S 23rd St	0.52mi	2/1.0	864 (+5%)	7mo	$100,000	$116	62
2703 Dean Ave	0.56mi	1/1.0 (-1)	790 (-4%)	5mo	$18,750	$24	58
916 S 17 St	0.56mi	2/1.0	744 (-10%)	3mo	$82,500	$111	55
1922 S 26th St	0.58mi	2/1.0	924 (+12%)	2mo	$143,550	$155	52
2645 Hulman St	0.51mi	2/1.0	945 (+14%)	4mo	$118,000	$125	49
1805 Park St	0.56mi	2/1.0	922 (+12%)	7mo	$79,900	$87	48
1029 S 17th St	0.50mi	2/1.0	890 (+8%)	22mo	$40,000	$45	45
2209 Crawford St	0.68mi	2/1.0	739 (-10%)	14mo	$103,000	$139	39

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: 5.2%
• Equity multiple: 1.21×
• Total profit: $4,544
• Equity at exit: $11,779

10-year hold

• IRR: 15.6%
• Equity multiple: 2.33×
• Total profit: $29,369
• Equity at exit: $6,830

Cash invested: $22,120 (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: 6.8×

Monthly cashflow live

• Estimated rent: $964 high
• Mortgage (P&I): −$414
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $256

Break-even live

Break-even rent $640

Max offer price $79,000

Occupancy floor 68%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.24mi
435 S 18th St Terre Haute, IN	3.0	1.0	1108	$1,050	$0.95	44d	1	0.84mi
433 S 25th St Terre Haute, IN	2.0	1.0	760	$995	$1.31	44d	1	0.91mi
1701 Ohio St Unit C Terre Haute, IN	2.0	1.0	880	$950	$1.08	44d	1	1.07mi
2440 S 11th St Terre Haute, IN	2.0	1.0	800	$1,000	$1.25	44d	1	1.08mi
1609 Ohio St Unit 1 Terre Haute, IN, USA Terre Haute, IN	1.0	1.0	700	$785	$1.12	44d	1	1.09mi
1001 E Voorhees St Apt G Terre Haute, IN	2.0	1.0	577	$750	$1.30	44d	1	1.10mi
1611 S 7th St Apt 4 Terre Haute, IN	2.0	1.0	1022	$795	$0.78	44d	1	1.14mi
2900 S 13th St Apt 2 Terre Haute, IN	2.0	1.0	680	$875	$1.29	44d	1	1.16mi
2900 S 13th St Unit 1 Terre Haute, IN	1.0	1.0	559	$800	$1.43	44d	1	1.16mi
1201 S 7th St Unit 3 Terre Haute, IN	3.0	1.0	880	$925	$1.05	44d	1	1.18mi
731 S 7th St Terre Haute, IN	1.0	1.0	700	$1,200	$1.71	44d	1	1.29mi
500 College Ave Terre Haute, IN	2.0	1.0	809	$792	$0.98	44d	14	1.42mi
66 Pear Tree Ln Terre Haute, IN	2.0	1.0	868	$875	$1.01	44d	1	1.46mi

Listing history 21 events

1. 2026-06-19
   days on market $79,000 Active 55 DOM
2. 2026-06-18
   days on market $79,000 Active 54 DOM
3. 2026-06-17
   pricedays on market $79,000 Active 53 DOM
4. 2026-06-16
   days on market $89,000 Active 52 DOM
5. 2026-06-15
   days on market $89,000 Active 51 DOM
6. 2026-06-14
   days on market $89,000 Active 49 DOM
7. 2026-06-13
   days on market $89,000 Active 48 DOM
8. 2026-06-10
   days on market $89,000 Active 46 DOM
9. 2026-06-09
   days on market $89,000 Active 45 DOM
10. 2026-06-08
    days on market $89,000 Active 44 DOM
11. 2026-06-07
    days on market $89,000 Active 43 DOM
12. 2026-06-05
    days on market $89,000 Active 40 DOM
13. 2026-06-02
    days on market $89,000 Active 38 DOM
14. 2026-06-01
    days on market $89,000 Active 37 DOM
15. 2026-05-31
    pricedays on market $89,000 Active 36 DOM
16. 2026-05-30
    days on market $97,500 Active 35 DOM
17. 2026-04-26
    listed $99,000 Active 471-char remark
18. 2024-03-20
    status Pending
19. 2024-03-17
    listed $79,900 Active
20. 2015-01-22
    soldstatus $17,500
21. 2014-03-20
    soldstatus $25,742

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/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 6/10 Major FEMA zone X (unshaded) · 72% 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,564
• − Mortgage interest: −$4,425
• − Property taxes: −$700
• − Insurance: −$395
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$2,298
• Taxable income: $1,895
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,614/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

+206.9% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $79,000 THAAR
• 2026-05-30 Price Changed $89,000 THAAR
• 2026-05-23 Price Changed $97,500 THAAR
• 2026-04-26 Listed $99,000 THAAR
• 2024-03-20 Pending — THAAR
• 2024-03-17 Listed $79,900 THAAR
• 2015-01-22 Sold (Public Records) $17,500 Public Records
• 2014-03-20 Sold (Public Records) $25,742 Public Records

Property tax history

+2.9%/yr

Latest (2024): $700 · -50.5% YoY. Source: county tax records.