2753 N Mcnutts Pl · St. Mary of the Woods, IN 47885

$89,900

4 bd · 1.5 ba · 1,755 sqft · SingleFamily public records · 14 Days on market

Built 1947 1.03 ac lot Est $114k · 21% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.8/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For over 70 years this home has been loved by its owners. Now available on a 1.03 acre lot with woods on the back side just off HWY 150 in West Terre Haute. With plenty of room for a garden or play. You will find a two bedroom, two bath cottage with 1,755 sq. ft. and a basement that is partially finished with a family room area. Bath has a new walk-in shower and full hall bath. Utility room conveniently located on the main level. A couple sitting areas to enjoy the outdoors. Wood burner in basement and gas log in sitting room make for a cozy place. 90% efficient gas furnace, central air for the summers and electric water heater. Utilities are city water, city gas and septic. Please have a b

Key facts

• Garden or play
• 1.03 acre lot
• New walk-in shower

Tags

• 1.03 ACRE LOT
• WOODS ON THE BACK SIDE
• GARDEN OR PLAY
• PARTIALLY FINISHED BASEMENT
• NEW WALK-IN SHOWER
• COUPLE SITTING AREAS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Shingle roof
• Exterior features: Covered patio/porch

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Wood stove
• Interior features: Three fireplaces; Partial crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads: area grade B — 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.
• Zoned schools: Fayette Elementary School (math 62% / reading 52%, grade C+, #172 of 994 statewide, top 18%, 270 students, 51% FRL); West Vigo Middle School (math 15% / reading 27%, grade F, #270 of 330 statewide, top 82%, 387 students, 60% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1947 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.34%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $114,075
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1659 W Micheals Ave	0.37mi	3/2.0 (-1)	1,792 (+2%)	5mo	$116,000	$65	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,229
• Equity at exit: $13,404

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $25,667
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $280

Break-even live

Break-even rent $708

Max offer price $89,900

Occupancy floor 69%

Sensitivity live

Price	-10% $331	-5% $305	+0% $280	+5% $254	+10% $229
Rent	-10% $196	-5% $238	+0% $280	+5% $322	+10% $364
Rate	-1.0pp $325	-0.5pp $303	base $280	+0.5pp $256	+1.0pp $233

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $89,900 Pending 14 DOM
2. 2026-06-02
   days on market $89,900 Active 14 DOM
3. 2026-06-01
   days on market $89,900 Active 13 DOM
4. 2026-05-31
   days on market $89,900 Active 12 DOM
5. 2026-05-30
   days on market $89,900 Active 11 DOM
6. 2026-05-18
   listed $89,900 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: $608 · $51/mo
• Projected year-2 tax: $686 · $57/mo
• Expected delta: +$78/yr (+$7/mo · 12.9%)

ⓘ 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 4/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,749
• − Mortgage interest: −$5,036
• − Property taxes: −$608
• − Insurance: −$450
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,615
• Taxable income: $2,001
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $2,877/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 — St. Mary of the Woods

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

Census & demographics

• City population: 361
• 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

1 event — show timeline

• 2026-05-18 Listed $89,900 THAAR

Property tax history

+5.5%/yr

Latest (2020): $608 · -72.9% YoY. Source: county tax records.