4530 N Sunnyside St · North Terre Haute, IN 47805

$89,248

1 bd · 1.0 ba · 948 sqft · SingleFamily public records · 560 Days on market

Built 1953 0.51 ac lot $94/sqft · at area comps Est $109k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owendale Subdivision

Key facts

• 0.51 acre lot
• Built 1953
• Listed 559 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $25 ($303/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 $77k (13.8% below list).
• Recommended offer: $77k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.3% in North 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 64/100 on livability (#408 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment 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: Terre Town Elementary School (math 43% / reading 35%, grade F, #530 of 994 statewide, top 54%, 556 students, 82% FRL); Otter Creek Middle School (math 13% / reading 25%, grade F, #274 of 330 statewide, top 83%, 787 students, 65% FRL); Terre Haute North Vigo High School (math 25% / reading 62%, grade F, #191 of 369 statewide, top 52%, 1,507 students, 51% FRL) — zoned schools average 66% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 81 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 is only 13% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $617 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.

Negotiation context

• It's been on market 560 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,910 (13.8% below list)

Questions for the listing agent

1. It's been on market 560 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $109,482
• List price: $89,248
• Delta: -18.48%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3767 E Markle Ave	0.56mi	2/1.0 (+1)	951 (+0%)	2mo	$26,000	$27	67
2730 E Dexter Ave	0.67mi	2/1.0 (+1)	940 (-1%)	22mo	$110,000	$117	44

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-12,863
• Equity at exit: $13,307

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-9,168
• Equity at exit: $7,717

Cash invested: $24,989 (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 47805

• Home prices YoY: -20.3%
• Active inventory: 81
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $769 medium
• Mortgage (P&I): −$468
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $25

Break-even live

Break-even rent $737

Max offer price $89,248

Occupancy floor 92%

Sensitivity live

Price	-10% $76	-5% $51	+0% $25	+5% $0	+10% $-25
Rent	-10% $-36	-5% $-5	+0% $25	+5% $56	+10% $86
Rate	-1.0pp $70	-0.5pp $48	base $25	+0.5pp $2	+1.0pp $-21

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: $22,312
• Closing costs: $2,677
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2524 E Dexter Ave North Terre Haute, IN	1.0	1.0	600	$650	$1.08	45d	1	0.86mi
3850 N 25th St Terre Haute, IN	2.0	1.0	900	$1,000	$1.11	45d	1	1.07mi

Listing history 31 events

1. 2026-06-21
   days on market $89,248 Active 560 DOM
2. 2026-06-19
   days on market $89,248 Active 558 DOM
3. 2026-06-18
   days on market $89,248 Active 557 DOM
4. 2026-06-17
   days on market $89,248 Active 556 DOM
5. 2026-06-16
   days on market $89,248 Active 555 DOM
6. 2026-06-15
   days on market $89,248 Active 554 DOM
7. 2026-06-14
   days on market $89,248 Active 552 DOM
8. 2026-06-13
   days on market $89,248 Active 551 DOM
9. 2026-06-10
   days on market $89,248 Active 549 DOM
10. 2026-06-09
    days on market $89,248 Active 548 DOM
11. 2026-06-08
    days on market $89,248 Active 547 DOM
12. 2026-06-07
    days on market $89,248 Active 546 DOM
13. 2026-06-05
    days on market $89,248 Active 543 DOM
14. 2026-06-02
    days on market $89,248 Active 541 DOM
15. 2026-06-01
    days on market $89,248 Active 540 DOM
16. 2026-05-31
    days on market $89,248 Active 539 DOM
17. 2026-05-30
    days on market $89,248 Active 538 DOM
18. 2026-04-13
    status Active 20-char remark

    Show marketing remark (20 chars)

    Owendale Subdivision

19. 2025-12-22
    price $89,248 20-char remark

    Show marketing remark (20 chars)

    Owendale Subdivision

20. 2025-12-22
    price $89,749 20-char remark

    Show marketing remark (20 chars)

    Owendale Subdivision

21. 2025-09-05
    price $90,250 20-char remark

    Show marketing remark (20 chars)

    Owendale Subdivision

22. 2024-12-10
    listed $95,000 Active 20-char remark

    Show marketing remark (20 chars)

    Owendale Subdivision

23. 2024-12-06
    historical
24. 2024-10-31
    listed $74,000 Active
25. 2024-10-31
    listed $74,000 Active
26. 2024-10-29
    listed $74,000 Active
27. 2024-10-29
    listed $74,000 Active
28. 2022-10-08
    historical
29. 2021-10-10
    listed $74,000 Active
30. 2021-10-07
    listed $74,000 Active
31. 2021-10-07
    listed $74,000 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 ≥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: $9,229
• − Mortgage interest: −$4,999
• − Property taxes: −$925
• − Insurance: −$446
• − Repairs & maintenance: −$738
• − Management: −$738
• − Depreciation: −$2,596
• Taxable loss: −$1,215
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $595/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 — North Terre Haute

• Score: 64/100
• State rank: #408
• US rank: #14812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Terre Haute, IN
• County: Vigo County · 91,193 people
• Metro: Terre Haute, IN
• Population (ZIP): 12,619
• Household income: $72,411
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 192.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 98% 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: ▼ -48.03%
• Current HPI: 188.402
• Rent YoY: —
• 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

+20.6% since first listed

14 events — show timeline

• 2026-04-13 Relisted — IRMLS
• 2025-12-22 Price Changed $89,248 IRMLS
• 2025-12-22 Price Changed $89,749 IRMLS
• 2025-09-05 Price Changed $90,250 IRMLS
• 2024-12-10 Listed $95,000 IRMLS
• 2024-12-06 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-10-31 Listed $74,000 THAAR
• 2024-10-31 Listed $74,000 MIBOR as Distributed by MLS Grid
• 2024-10-29 Listed $74,000 THAAR
• 2024-10-29 Listed $74,000 IRMLS
• 2022-10-08 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-10-10 Listed $74,000 IRMLS
• 2021-10-07 Listed $74,000 MIBOR as Distributed by MLS Grid
• 2021-10-07 Listed $74,000 THAAR

Property tax history

+1.2%/yr

Latest (2024): $925 · -0.0% YoY. Source: county tax records.