3334 W Harris Dr · Toad Hop, IN 47885

$64,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 36 Days on market

Built 1996 1.12 ac lot $50/sqft · 58% below area ↓ 7% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this fixer upper single-family residence built in 1996 in WEST TERRE HAUTE, IN, Spanning 1280 square feet of living space on a generous 1.12 acre lot, this property offers a unique opportunity to craft your ideal lifestyle. This single-story home provides three good sized bedrooms, including a split master bedroom and large covered porch. The property also includes two full bathrooms, ensuring convenience and privacy for all. Also includes a 2 plus car detached garage with a concrete floor and electric. Homes is to be sold AS IS.

Key facts

• Large covered porch
• Electric
• Detached garage

Tags

• SINGLE FAMILY RESIDENCE
• LARGE COVERED PORCH
• DETACHED GARAGE
• CONCRETE FLOOR
• ELECTRIC

Property features AI

Finance

• Other: Property sits on approximately 1.12 acres (1–3 acres range)

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water; Municipal sewer connected; No solid waste service listed
• Home design: Single-family residence; Fixer condition; One story
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered patio/porch; Small trees on lot

Interior

• Kitchen: Pantry
• Bedrooms: 3 bedrooms on the main level; Primary bedroom with bedroom split layout and walk-in closet
• Bathrooms: 2 full bathrooms; Primary bathroom with double sinks and whirlpool tub
• Heating & cooling: Electric forced-air heating; Heat pump cooling
• Interior features: Pantry; Laundry in unit; Accessible entrance
• Laundry & utility: Dedicated laundry room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#595 in IN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment A-; Watch: crime D+, amenities F, commute 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 Creek Consolidated Elem Sch (math 42% / reading 27%, grade F, #597 of 994 statewide, top 63%, 480 students, 67% FRL); West Vigo High School (math 27% / reading 62%, grade F, #169 of 369 statewide, top 51%, 534 students, 53% FRL).
• Market conditions: 44 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 $442 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 + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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 D 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: 1.47% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.31%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (median comp): $152,210
• List price: $64,000
• Delta: -57.95%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $8,958
• Equity at exit: $9,543

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $32,726
• Equity at exit: $5,534

Cash invested: $17,920 (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 47885

• Home prices YoY: -21.7%
• Active inventory: 44
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $303

Break-even live

Break-even rent $558

Max offer price $64,000

Occupancy floor 63%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $64,000 Active 36 DOM
2. 2026-06-18
   days on market $64,000 Active 35 DOM
3. 2026-06-17
   days on market $64,000 Active 34 DOM
4. 2026-06-16
   days on market $64,000 Active 33 DOM
5. 2026-06-15
   price $64,000 Active 32 DOM

   Show marketing remark (565 chars)

   Discover the potential in this fixer upper single-family residence built in 1996 in WEST TERRE HAUTE, IN, Spanning 1280 square feet of living space on a generous 1.12 acre lot, this property offers a unique opportunity to craft your ideal lifestyle. This single-story home provides three good sized bedrooms, including a split master bedroom and large covered porch. The property also includes two full bathrooms, ensuring convenience and privacy for all. Also includes a 2 plus car detached garage with a concrete floor and electric. Homes is to be sold AS IS.

6. 2026-06-15
   days on market $69,000 Active 32 DOM

   Show marketing remark (565 chars)

   Discover the potential in this fixer upper single-family residence built in 1996 in WEST TERRE HAUTE, IN, Spanning 1280 square feet of living space on a generous 1.12 acre lot, this property offers a unique opportunity to craft your ideal lifestyle. This single-story home provides three good sized bedrooms, including a split master bedroom and large covered porch. The property also includes two full bathrooms, ensuring convenience and privacy for all. Also includes a 2 plus car detached garage with a concrete floor and electric. Homes is to be sold AS IS.

7. 2026-06-14
   days on market $69,000 Active 30 DOM
8. 2026-06-13
   days on market $69,000 Active 29 DOM
9. 2026-06-10
   days on market $69,000 Active 27 DOM
10. 2026-06-09
    days on market $69,000 Active 26 DOM
11. 2026-06-08
    days on market $69,000 Active 25 DOM
12. 2026-06-07
    days on market $69,000 Active 24 DOM
13. 2026-06-05
    days on market $69,000 Active 21 DOM
14. 2026-06-02
    days on market $69,000 Active 19 DOM
15. 2026-06-01
    days on market $69,000 Active 18 DOM
16. 2026-05-31
    days on market $69,000 Active 17 DOM
17. 2026-05-30
    days on market $69,000 Active 16 DOM
18. 2026-05-14
    listed $69,000 Active 568-char remark

    Show marketing remark (565 chars)

    Discover the potential in this fixer upper single-family residence built in 1996 in WEST TERRE HAUTE, IN, Spanning 1280 square feet of living space on a generous 1.12 acre lot, this property offers a unique opportunity to craft your ideal lifestyle. This single-story home provides three good sized bedrooms, including a split master bedroom and large covered porch. The property also includes two full bathrooms, ensuring convenience and privacy for all. Also includes a 2 plus car detached garage with a concrete floor and electric. Homes is to be sold AS IS.

19. 2026-05-14
    listed $69,000 Active 565-char remark

    Show marketing remark (565 chars)

    Discover the potential in this fixer upper single-family residence built in 1996 in WEST TERRE HAUTE, IN, Spanning 1280 square feet of living space on a generous 1.12 acre lot, this property offers a unique opportunity to craft your ideal lifestyle. This single-story home provides three good sized bedrooms, including a split master bedroom and large covered porch. The property also includes two full bathrooms, ensuring convenience and privacy for all. Also includes a 2 plus car detached garage with a concrete floor and electric. Homes is to be sold AS IS.

ⓘ 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,303
• − Mortgage interest: −$3,585
• − Property taxes: −$943
• − Insurance: −$320
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,862
• Taxable income: $2,785
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $2,971/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 — Toad Hop

• Score: 58/100
• State rank: #595
• US rank: #21340

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,287

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -52.51%
• Current HPI: 189.7491
• Rent YoY: —
• Metro: —
• 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

-7.2% since first listed

4 events — show timeline

• 2026-06-15 Price Changed $64,000 IRMLS
• 2026-06-15 Price Changed $64,000 MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $69,000 MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $69,000 IRMLS

Property tax history

+28.5%/yr

Latest (2024): $943 · -1.3% YoY. Source: county tax records.