Real Estate Investing in Terre Haute, Indiana (47804)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 47804 (Terre Haute, IN)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 12.0% of homes vacant — above national norms.
- Lower household income: $39,129 median — tenant affordability is tighter.
What’s happening in Terre Haute, IN (47804)?
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Market Analysis: 47804 Terre Haute
This part of Vigo County is not an easy win. The 47804 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 47804 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 47804 and stronger Terre Haute ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 47804 includes headwinds that any investor should price in. Income distribution skews lower than Terre Haute averages, and tenant stability requires active management.
Distressed ZIPs reward experience. impressive returns are possible in 47804, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Terre Haute:
Property Strategy for 47804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $63,921 | $890 | 10.0% | +2.8% | $63,921 |
| 2BR | $88,209 | $1,130 | 9.2% | +6.5% | $44,104 |
| 3BR | $115,989 | $1,350 | 8.4% | +6.5% | $38,663 |
| 4BR | $142,688 | $1,590 | 8.0% | +5.7% | $35,672 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 47804 Compare?
| Metric | 47804 | Terre Haute | Terre Haute, IN | Indiana |
|---|---|---|---|---|
| Home Value | $106,329 | $95,690 | N/A | $248,442 |
| 5-Year CAGR | 5.5% | 5.8% | N/A | 7.7% |
| Avg Rent | $1,027 | $998 | N/A | - |
| Cap Rate | 7.5% | 5.8% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 47804 (Terre Haute, IN). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $106,329 |
| Monthly Rent | $1,027 |
| Price-to-Rent | 8.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.6% |
| Cap Rate | 7.5% |
| 5-Year IRR | 13.0% |
📈 Home Appreciation
| 1-Year | +6.9% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (7.5%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 47804
Population: 10,642
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 47804
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Benjamin Franklin Elem School
Davis Park Elementary School
Covered Bridge Special Ed District
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is vacancy a concern in Terre Haute, IN?
Terre Haute, IN vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What are home prices like in Terre Haute, IN?
Homes in Terre Haute, IN typically sell near $106K. Prices have moved at a 0.0% 5-year CAGR, which steady long-term demand.
What investment strategy works best in Terre Haute, IN?
A careful cash-flow rentals with hands-on management strategy Terre Haute, IN best. The market produces consistent results for that approach at the $106K price point.
Does house hacking work in Terre Haute, IN?
For house hackers, Terre Haute, IN is a challenging. The $1,027/mo rent on a unit helps defray the mortgage on a $106K property.
What monthly rent should investors expect in Terre Haute, IN?
Terre Haute, IN rentals go for roughly $1,027/mo a month. That puts gross yield in solid territory relative to $106K acquisition costs.
You know 47804 now. You don’t know where it ranks.
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How 47804 ranks in Terre Haute, IN
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