Terre Haute, IN
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
affordable
Price to income
2.38×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs Indiana
- 2.80×-0.42
- vs U.S.
- 3.43×-1.05
Benchmark
ACS median home value ÷ median HHI
comfortable
Rent to income
23.7%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs Indiana
- 21.8%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
solid
Cap rate proxy
6.46%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs Indiana
- 4.86%+1.60
- vs U.S.
- 4.35%+2.12
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
shrinking
Net migration
-0.02%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs Indiana
- -0.01%
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
normal
Permit pipeline
2.00
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs Indiana
- 2.82
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
very tight labor market
Unemployment
2.8%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs Indiana
- 2.6%
- vs U.S.
- 3.9%-1.1
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+55.6%
homeValues.yearOverYear
+5.8%
Median home value
$132,000
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $864 | $10,368 | 18.7% |
| 2 BR | $1,094 | $13,128 | 23.7% |
| 3 BR | $1,312 | $15,744 | 28.4% |
Labor market direction
Unemployment
2.8%
Median household income
$55,380
What's being built
Total TTM
371
+340.9% YoY
Single-family
371
2–4 unit
0
5+ unit
0
All 5 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Vigo County | 106,355 | $140,400 | $52,525 | 248 | +504.9% |
| Clay County | 26,396 | $128,900 | $67,676 | 24 | |
| Sullivan County | 20,791 | $122,200 | $54,985 | 15 | +200.0% |
| Parke County | 16,327 | $139,300 | $66,776 | 58 | -4.9% |
| Vermillion County | 15,488 | $109,500 | $59,363 | 26 | +4.0% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Terre Haute | 185,357 | $55,380 | 2.38× | 6.46% | +55.6% | 2.00 | 2.8% |
| El Centro, CA | 179,578 | $56,393 | — | — | +60.2% | — | 18.6% |
| Saginaw, MI | 189,821 | $58,347 | — | — | +54.1% | — | 6.0% |
| Jackson, TN | 180,446 | $58,740 | — | — | +73.0% | — | 3.7% |
| Florence, SC | 200,040 | $53,874 | — | — | +49.5% | — | 5.3% |
| Joplin, MO | 181,807 | $60,146 | — | — | +61.8% | — | 3.1% |
Where people are moving in from
Net migration
-46
-0.02% of population
| Origin county | Tax returns |
|---|---|
| Vigo County, IN | 480 |
| Clay County, IN | 232 |
| Marion County, IN | 220 |
| Parke County, IN | 169 |
| Vermillion County, IN | 147 |
| Greene County, IN | 146 |
Who lives in Terre Haute
- Median age
- 38
- Bachelor's+
- 22.0%
- Owner-occupancy
- 68.0%
- Vacancy rate
- 9.8%
- Rent burdened (30%+)
- 46.8%
- Median household income
- $55,380
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.