4138 W 20th Ave · Gary, IN 46404

$119,000

2 bd · 1.0 ba · 925 sqft · SingleFamily public records · 51 Days on market

Built 1954 5,227 sqft lot $129/sqft · 19% above area Est $106k · 12% over

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Why this score? — see what drove the C 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is offering $3,500 concession towards buyer's closing costs with a full price offer! Welcome to this beautifully updated 3 bed, 1 bath, 981 sq. ft. ranch home that's ready to impress! Nestled in a convenient location, this gem is ideal for first-time buyers or anyone seeking a cozy, move-in-ready retreat. Rebuilt from the studs out in 2022 with all new roof and furnace as well--Step inside to discover a modern interior featuring brand-new stainless steel appliances that bring style and functionality to the kitchen. The open layout invites warmth and connection, making it perfect for entertaining or relaxing after a long day. A large storage room off of the kitchen can serve as the perfect walk-in pantry! The bathroom is fresh and bright, and gives ease of access to the three bedrooms and lovely hall display shelving. Outside, enjoy the luxury of a spacious yard, offering endless possibilities for outdoor activities, gardening, or simply unwinding under the open sky. This home is a perfect blend of comfort, convenience, and charm--don't miss your chance to make it yours! Fun fact: Just minutes away is a Historical Landmark--The Jacksons' family home! Schedule your showing today and live the dream just 10 miles from multiple Lake Michigan Beaches, go see a baseball game at the RailCats Steelyard stadium and so much more!

Key facts

• 5,227 sq ft lot
• Built 1954
• Listed 51 days

Property features AI

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: Electricity connected (100 amp service); Public water; Public sewer; Natural gas connected
• Home design: Single-story home; Built in 1954
• Construction: One-level construction
• Exterior features: No notable view

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: No special built-in interior features listed
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

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 ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#105 in IN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Gary Community School Corporation (urban): math 3% / reading 11% proficiency, ranked #299 of 301 in IN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+11.6%/yr); 68 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).
• This rent runs 39% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lake County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $106,074
• List price: $119,000
• Delta: 12.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1945 Lane St	0.09mi	3/1.0 (+1)	925 (0%)	4mo	$50,000	$54	88
4082 W 21st Pl	0.17mi	3/1.0 (+1)	941 (+2%)	1mo	$129,900	$138	84
3902 W 21st Ave	0.20mi	3/1.0 (+1)	925 (0%)	9mo	$126,000	$136	78
4251 W 20th Pl	0.11mi	3/1.0 (+1)	950 (+3%)	9mo	$100,000	$105	78
4123 W 19th Pl	0.08mi	3/1.0 (+1)	981 (+6%)	5mo	$75,000	$76	77
4241 W 22nd Plz	0.33mi	3/1.0 (+1)	925 (0%)	8mo	$63,000	$68	73
4144 W 23rd Ave	0.35mi	3/1.5 (+1)	900 (-3%)	1mo	$80,000	$89	71
2165 Williams St	0.28mi	3/1.5 (+1)	890 (-4%)	9mo	$135,000	$152	66
1570 Hendricks St	0.51mi	2/1.0	962 (+4%)	5mo	$132,000	$137	66
4154 W 23rd Ave	0.35mi	3/1.0 (+1)	900 (-3%)	10mo	$57,000	$63	66
4233 W 22nd Ave	0.24mi	3/1.0 (+1)	850 (-8%)	6mo	$82,000	$96	65
1168 Hovey St	0.67mi	2/1.0	931 (+1%)	4mo	$42,000	$45	65

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.22×
• Total profit: $7,191
• Equity at exit: $17,743

10-year hold

• IRR: 18.7%
• Equity multiple: 2.91×
• Total profit: $63,750
• Equity at exit: $10,289

Cash invested: $33,320 (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 46404

• Home prices YoY: -4.8%
• Rents YoY: 11.6%
• Active inventory: 68
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$624
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $303

Break-even live

Break-even rent $975

Max offer price $119,000

Occupancy floor 73%

Sensitivity live

Price	-10% $370	-5% $337	+0% $303	+5% $269	+10% $236
Rent	-10% $196	-5% $249	+0% $303	+5% $357	+10% $410
Rate	-1.0pp $363	-0.5pp $333	base $303	+0.5pp $272	+1.0pp $241

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4061 W 20th Pl Gary, IN	3.0	1.0	925	$1,450	$1.57	0d	1	0.12mi
4134 W 22nd Pl Gary, IN	3.0	1.0	825	$1,395	$1.69	0d	1	0.23mi
4300 W 22nd Pl Gary, IN	3.0	1.0	977	$1,395	$1.43	3d	1	0.25mi
4328 W 22nd Plz Gary, IN	3.0	1.0	950	$1,300	$1.37	4d	1	0.30mi
1531 Taney Pl Gary, IN	2.0	1.0	900	$1,045	$1.16	2d	1	0.85mi
1043 Mount St Gary, IN	3.0	1.0	750	$1,200	$1.60	0d	1	0.88mi
2939 W 10th Ave Gary, IN	2.0	1.0	744	$1,190	$1.60	0d	1	1.08mi
1595 Ellsworth St Gary, IN	2.0	1.0	868	$1,100	$1.27	3d	1	1.12mi
1595 Ellsworth St Unit 1 Gary, IN	2.0	1.0	868	$1,100	$1.27	0d	1	1.12mi
2264 Taft St Gary, IN	2.0	1.0	800	$1,275	$1.59	0d	1	1.22mi
743 Hanley St Gary, IN	3.0	1.0	800	$1,350	$1.69	0d	1	1.25mi
2280 Roosevelt Pl Gary, IN	3.0	1.0	864	$1,560	$1.81	0d	1	1.29mi

Listing history 28 events

1. 2026-06-21
   statusdays on market $119,000 Pending 51 DOM
2. 2026-06-18
   days on market $119,000 Active 50 DOM
3. 2026-06-17
   days on market $119,000 Active 49 DOM
4. 2026-06-16
   days on market $119,000 Active 48 DOM
5. 2026-06-15
   days on market $119,000 Active 47 DOM
6. 2026-06-13
   days on market $119,000 Active 45 DOM
7. 2026-06-13
   days on market $119,000 Active 44 DOM
8. 2026-06-09
   days on market $119,000 Active 41 DOM
9. 2026-06-08
   days on market $119,000 Active 40 DOM
10. 2026-06-07
    pricedays on market $119,000 Active 39 DOM
11. 2026-06-04
    days on market $132,500 Active 36 DOM
12. 2026-06-03
    days on market $132,500 Active 35 DOM
13. 2026-06-02
    days on market $132,500 Active 34 DOM
14. 2026-06-01
    days on market $132,500 Active 33 DOM
15. 2026-05-31
    days on market $132,500 Active 32 DOM
16. 2026-04-29
    listed $135,000 Active 1044-char remark
17. 2026-04-20
    historical
18. 2026-03-11
    price $135,000
19. 2026-02-13
    listed $139,900 Active
20. 2024-12-30
    status Pending

    Show marketing remark (1350 chars)

    Seller is offering $3,500 concession towards buyer's closing costs with a full price offer! Welcome to this beautifully updated 3 bed, 1 bath, 981 sq. ft. ranch home that's ready to impress! Nestled in a convenient location, this gem is ideal for first-time buyers or anyone seeking a cozy, move-in-ready retreat. Rebuilt from the studs out in 2022 with all new roof and furnace as well--Step inside to discover a modern interior featuring brand-new stainless steel appliances that bring style and functionality to the kitchen. The open layout invites warmth and connection, making it perfect for entertaining or relaxing after a long day. A large storage room off of the kitchen can serve as the perfect walk-in pantry! The bathroom is fresh and bright, and gives ease of access to the three bedrooms and lovely hall display shelving. Outside, enjoy the luxury of a spacious yard, offering endless possibilities for outdoor activities, gardening, or simply unwinding under the open sky. This home is a perfect blend of comfort, convenience, and charm--don't miss your chance to make it yours! Fun fact: Just minutes away is a Historical Landmark--The Jacksons' family home! Schedule your showing today and live the dream just 10 miles from multiple Lake Michigan Beaches, go see a baseball game at the RailCats Steelyard stadium and so much more!

21. 2024-12-30
    soldstatus $103,000 Closed

    Show marketing remark (1350 chars)

    Seller is offering $3,500 concession towards buyer's closing costs with a full price offer! Welcome to this beautifully updated 3 bed, 1 bath, 981 sq. ft. ranch home that's ready to impress! Nestled in a convenient location, this gem is ideal for first-time buyers or anyone seeking a cozy, move-in-ready retreat. Rebuilt from the studs out in 2022 with all new roof and furnace as well--Step inside to discover a modern interior featuring brand-new stainless steel appliances that bring style and functionality to the kitchen. The open layout invites warmth and connection, making it perfect for entertaining or relaxing after a long day. A large storage room off of the kitchen can serve as the perfect walk-in pantry! The bathroom is fresh and bright, and gives ease of access to the three bedrooms and lovely hall display shelving. Outside, enjoy the luxury of a spacious yard, offering endless possibilities for outdoor activities, gardening, or simply unwinding under the open sky. This home is a perfect blend of comfort, convenience, and charm--don't miss your chance to make it yours! Fun fact: Just minutes away is a Historical Landmark--The Jacksons' family home! Schedule your showing today and live the dream just 10 miles from multiple Lake Michigan Beaches, go see a baseball game at the RailCats Steelyard stadium and so much more!

22. 2024-12-04
    historical Active Under Contract

    Show marketing remark (1350 chars)

    Seller is offering $3,500 concession towards buyer's closing costs with a full price offer! Welcome to this beautifully updated 3 bed, 1 bath, 981 sq. ft. ranch home that's ready to impress! Nestled in a convenient location, this gem is ideal for first-time buyers or anyone seeking a cozy, move-in-ready retreat. Rebuilt from the studs out in 2022 with all new roof and furnace as well--Step inside to discover a modern interior featuring brand-new stainless steel appliances that bring style and functionality to the kitchen. The open layout invites warmth and connection, making it perfect for entertaining or relaxing after a long day. A large storage room off of the kitchen can serve as the perfect walk-in pantry! The bathroom is fresh and bright, and gives ease of access to the three bedrooms and lovely hall display shelving. Outside, enjoy the luxury of a spacious yard, offering endless possibilities for outdoor activities, gardening, or simply unwinding under the open sky. This home is a perfect blend of comfort, convenience, and charm--don't miss your chance to make it yours! Fun fact: Just minutes away is a Historical Landmark--The Jacksons' family home! Schedule your showing today and live the dream just 10 miles from multiple Lake Michigan Beaches, go see a baseball game at the RailCats Steelyard stadium and so much more!

23. 2024-12-02
    price $107,000

    Show marketing remark (1350 chars)

    Seller is offering $3,500 concession towards buyer's closing costs with a full price offer! Welcome to this beautifully updated 3 bed, 1 bath, 981 sq. ft. ranch home that's ready to impress! Nestled in a convenient location, this gem is ideal for first-time buyers or anyone seeking a cozy, move-in-ready retreat. Rebuilt from the studs out in 2022 with all new roof and furnace as well--Step inside to discover a modern interior featuring brand-new stainless steel appliances that bring style and functionality to the kitchen. The open layout invites warmth and connection, making it perfect for entertaining or relaxing after a long day. A large storage room off of the kitchen can serve as the perfect walk-in pantry! The bathroom is fresh and bright, and gives ease of access to the three bedrooms and lovely hall display shelving. Outside, enjoy the luxury of a spacious yard, offering endless possibilities for outdoor activities, gardening, or simply unwinding under the open sky. This home is a perfect blend of comfort, convenience, and charm--don't miss your chance to make it yours! Fun fact: Just minutes away is a Historical Landmark--The Jacksons' family home! Schedule your showing today and live the dream just 10 miles from multiple Lake Michigan Beaches, go see a baseball game at the RailCats Steelyard stadium and so much more!

24. 2024-11-23
    listed $119,900 Active

    Show marketing remark (1350 chars)

    Seller is offering $3,500 concession towards buyer's closing costs with a full price offer! Welcome to this beautifully updated 3 bed, 1 bath, 981 sq. ft. ranch home that's ready to impress! Nestled in a convenient location, this gem is ideal for first-time buyers or anyone seeking a cozy, move-in-ready retreat. Rebuilt from the studs out in 2022 with all new roof and furnace as well--Step inside to discover a modern interior featuring brand-new stainless steel appliances that bring style and functionality to the kitchen. The open layout invites warmth and connection, making it perfect for entertaining or relaxing after a long day. A large storage room off of the kitchen can serve as the perfect walk-in pantry! The bathroom is fresh and bright, and gives ease of access to the three bedrooms and lovely hall display shelving. Outside, enjoy the luxury of a spacious yard, offering endless possibilities for outdoor activities, gardening, or simply unwinding under the open sky. This home is a perfect blend of comfort, convenience, and charm--don't miss your chance to make it yours! Fun fact: Just minutes away is a Historical Landmark--The Jacksons' family home! Schedule your showing today and live the dream just 10 miles from multiple Lake Michigan Beaches, go see a baseball game at the RailCats Steelyard stadium and so much more!

25. 2022-03-21
    soldstatus $95,000 Closed
26. 2022-02-02
    historical Active Under Contract
27. 2021-12-22
    price $99,000
28. 2021-12-02
    listed $105,000 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,302
• − Mortgage interest: −$6,666
• − Property taxes: −$1,157
• − Insurance: −$595
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,462
• Taxable income: $1,814
• Est. tax owed @ 24.0%: −$435
• After-tax cash flow: $3,202/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: Gary Community School Corporation
• NCES district ID: 1803870
• Math proficiency: 3% ▼ -10.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $27,739
• Composite: 4.98/100
• National rank: #10039
• State rank: #299 of 301 in IN

Livability — Gary

• Score: 73/100
• State rank: #105
• US rank: #5592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gary, IN
• County: Lake County · 422,878 people
• City population: 63,701
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 15,428
• Household income: $42,256
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 800.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 484,026 people
• By 2030: 478,091 · -1.2%
• By 2040: 462,974 · -4.3%
• By 2050: 449,894 · -7.1%
• By 2075: 436,169 · -9.9%
• By 2100: 426,607 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (90%)
• Race & ethnicity: Black 90% Two or more races 5% Hispanic / Latino 5% White 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lake

• 2024 margin: Lean D (+5.6) · D 52.1% · R 46.5% · Other 1.5%
• 2008→2024 swing: -28.6pp toward R · 2008: 34.3pp · 2024: 5.6pp
• All cycles: 2024: D+5.6 2020: D+15.1 2016: D+20.6 2012: D+31.0 2008: D+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.76%
• Current HPI: 252.6463
• Rent YoY: ▲ 11.62%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• 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

+13.3% since first listed

15 events — show timeline

• 2026-06-04 Price Changed $119,000 NIRA MLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $132,500 NIRA MLS as Distributed by MLS Grid
• 2026-04-29 Listed $135,000 NIRA MLS as Distributed by MLS Grid
• 2026-04-20 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $135,000 NIRA MLS as Distributed by MLS Grid
• 2026-02-13 Listed $139,900 NIRA MLS as Distributed by MLS Grid
• 2024-12-30 Pending — NIRA MLS as Distributed by MLS Grid
• 2024-12-30 Sold (MLS) $103,000 NIRA MLS as Distributed by MLS Grid
• 2024-12-04 Contingent — NIRA MLS as Distributed by MLS Grid
• 2024-12-02 Price Changed $107,000 NIRA MLS as Distributed by MLS Grid
• 2024-11-23 Listed $119,900 NIRA MLS as Distributed by MLS Grid
• 2022-03-21 Sold (MLS) $95,000 NIRA MLS as Distributed by MLS Grid
• 2022-02-02 Contingent — NIRA MLS as Distributed by MLS Grid
• 2021-12-22 Price Changed $99,000 NIRA MLS as Distributed by MLS Grid
• 2021-12-02 Listed $105,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2024): $1,157 · +9.1% YoY. Source: county tax records.