1633 S ST RD 46 · Terre Haute, IN 47803

$212,500

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 29 Days on market

Built 1959 0.57 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* Some Photos have been Virtually Staged to show potential utilization. * Completely refinished and move-in ready, this bright and airy all-brick ranch on Terre Haute’s desirable east side is the perfect blend of timeless mid-century modern inspiration and today’s modern updates. Situated on over a half-acre lot with a large yard and storage shed, this home offers space, style, and convenience in one attractive package. Inside, you’ll find new flooring, fresh paint, updated finishes, quartz countertops, and a clean modern aesthetic throughout, creating the ideal backdrop for a mid-century modern design style. The open kitchen with open dining space flows beautifully, and

Key facts

• Move-in ready
• All-brick ranch
• New flooring

Tags

• MOVE-IN READY
• ALL-BRICK RANCH
• OVER A HALF-ACRE LOT
• LARGE YARD
• STORAGE SHED
• NEW FLOORING

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Concrete and gravel driveway/parking
• Security: Smoke detector(s)
• Utilities: Septic tank
• Home design: Single-family residence; Single story
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Electric oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; Forced air
• Interior features: Dishwasher; Dryer; Electric range; Electric oven; Refrigerator; Washer; Vinyl flooring
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $67 ($804/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 $185k (13.0% below list).
• Recommended offer: $185k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Sugar Grove Elementary School (math 42% / reading 32%, grade F, #550 of 994 statewide, top 57%, 369 students, 76% FRL); Honey Creek Middle School (math 34% / reading 44%, grade F, #128 of 330 statewide, top 40%, 664 students, 39% 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 fast (+4.1%/yr); 177 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Vigo County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/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 29 days — a 2% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,969 (13.0% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.87% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.09% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-28,135
• Equity at exit: $31,684

10-year hold

• IRR: -2.5%
• Equity multiple: 0.82×
• Total profit: $-10,475
• Equity at exit: $18,373

Cash invested: $59,500 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,114
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $67

Break-even live

Break-even rent $1,765

Max offer price $212,500

Occupancy floor 91%

Sensitivity live

Price	-10% $187	-5% $127	+0% $67	+5% $7	+10% $-53
Rent	-10% $-79	-5% $-6	+0% $67	+5% $140	+10% $213
Rate	-1.0pp $174	-0.5pp $121	base $67	+0.5pp $12	+1.0pp $-44

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Antioch Cir E Terre Haute, IN	1.0–3.0	1.0–2.0	1246	$2,147	$1.72	45d	23	0.45mi
100 Village Dr Terre Haute, IN	1.0–2.0	1.0–1.5	725	$1,160	$1.60	45d	10	0.76mi

Listing history 26 events

1. 2026-06-21
   days on market $212,500 Active 29 DOM
2. 2026-06-19
   days on market $212,500 Active 27 DOM
3. 2026-06-18
   days on market $212,500 Active 26 DOM
4. 2026-06-17
   days on market $212,500 Active 25 DOM
5. 2026-06-16
   days on market $212,500 Active 24 DOM
6. 2026-06-15
   days on market $212,500 Active 23 DOM
7. 2026-06-14
   days on market $212,500 Active 21 DOM
8. 2026-06-13
   days on market $212,500 Active 20 DOM
9. 2026-06-10
   days on market $212,500 Active 18 DOM
10. 2026-06-09
    days on market $212,500 Active 17 DOM
11. 2026-06-08
    days on market $212,500 Active 16 DOM
12. 2026-06-07
    days on market $212,500 Active 15 DOM
13. 2026-06-05
    days on market $212,500 Active 12 DOM
14. 2026-06-02
    days on market $212,500 Active 10 DOM
15. 2026-06-01
    days on market $212,500 Active 9 DOM
16. 2026-05-31
    days on market $212,500 Active 8 DOM
17. 2026-05-30
    days on market $212,500 Active 7 DOM
18. 2026-05-23
    listed $212,500 Active
19. 2025-07-02
    status Pending
20. 2025-05-20
    status Active
21. 2025-05-12
    status Pending
22. 2025-05-08
    listed $149,900 Active
23. 2025-04-28
    price $139,900
24. 2025-03-10
    price $149,900
25. 2024-11-16
    price $155,000
26. 2024-11-07
    listed $159,900 Active

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,296 · $191/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,196
• − Mortgage interest: −$11,903
• − Property taxes: −$2,296
• − Insurance: −$1,062
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,182
• Taxable loss: −$2,799
• Est. tax savings @ 24.0%: +$672
• After-tax cash flow: $1,476/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

+32.9% since first listed

9 events — show timeline

• 2026-05-23 Listed $212,500 THAAR
• 2025-07-02 Pending — THAAR
• 2025-05-20 Relisted — THAAR
• 2025-05-12 Pending — THAAR
• 2025-05-08 Listed $149,900 THAAR
• 2025-04-28 Price Changed $139,900 THAAR
• 2025-03-10 Price Changed $149,900 THAAR
• 2024-11-16 Price Changed $155,000 THAAR
• 2024-11-07 Listed $159,900 THAAR

Property tax history

+21.4%/yr

Latest (2024): $2,296 · +3.7% YoY. Source: county tax records.