716 W 145th St · East Chicago, IN 46312

$124,900

3 bd · 1.5 ba · 1,964 sqft · MultiFamily public records · 248 Days on market

Built 1920 3,093 sqft lot Est $145k · 14% 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 +23.5/30.0
• ARV discount +13.8/15.0
• DSCR +7.5/10.0
• 1% rule +5.8/10.0
• Appreciation +4.8/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to this lovely two story home! The main level features a cozy kitchen with large pantry that spills into a spacious dining area. The rec/den area is adjacent to dining room and has a convenient 1/2 bath. The homey living room boasts a gas fireplace that adjoins to a cheery sunroom that not only extends the living area, but is ideal for plant lovers! The second level has four bedrooms (one of which has small kitchen with separate entrance). The upstairs closets/cabinets storage space seems endless! The large main bath is conveniently located for all. The private PVC fenced yard yields a concrete patio with perenial blooming flowers! Most rooms include remote controlled lighted ceiling fans. Unfinished basement provides tremendous amount of storage space! Updated electrical and new central air!! Come and take a look!

Key facts

• Working furnace
• Brand new a/c
• Brick fireplace

Tags

• BRICK FIREPLACE
• OPEN CONCEPT
• BONUS ROOM
• WORKING FURNACE
• WORKING HOT WATER HEATER
• BRAND NEW A/C

Property features AI

Finance

• Other: Occupant status: Vacant

Exterior

• Parking: Detached parking; Off-street parking; Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story home; Built in 1920
• Construction: Vinyl siding; Has foundation (basement)
• Exterior features: Private yard; Deck; Front porch; Neighborhood and park/greenbelt views; Garage(s) on property

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom; Four additional bedrooms (total 5 bedrooms); Bedrooms located across main and upper levels
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Entrance foyer; Open floorplan; In-law floorplan; Living room fireplace; Has basement (interior entry, unfinished); 9 total rooms
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#371 in IN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety D+, crime F, amenities F.
• School City Of East Chicago (suburban): math 7% / reading 15% proficiency, ranked #293 of 301 in IN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Benjamin Harrison Elementary Sch (math 4% / reading 5%, grade F, #983 of 994 statewide, top 99%, 396 students, 82% FRL); Joseph Block Middle School (math 3% / reading 13%, grade F, #317 of 330 statewide, top 96%, 487 students, 82% FRL); East Chicago Central High School (math 23% / reading 56%, grade F, #221 of 369 statewide, top 63%, 1,079 students, 77% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 79 active listings in the ZIP; 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

• In year one you build about $485 of equity ($864 loan paydown + $-379 appreciation (-0.3% local appreciation)).
• Lake County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.3% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $125k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $145,336
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W 144th St	0.19mi	3/2.0	2,160 (+10%)	12mo	$90,000	$42	63
517 W Columbus Dr	0.49mi	3/2.0	1,904 (-3%)	14mo	$140,000	$74	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.47×
• Total profit: $16,510
• Equity at exit: $34,383

10-year hold

• IRR: 18.3%
• Equity multiple: 3.30×
• Total profit: $80,361
• Equity at exit: $39,855

Cash invested: $34,972 (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 46312

• Home prices YoY: -0.1%
• Rents YoY: 8.1%
• Active inventory: 79
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,352 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $232

Break-even live

Break-even rent $1,058

Max offer price $124,900

Occupancy floor 78%

Sensitivity live

Price	-10% $303	-5% $268	+0% $232	+5% $197	+10% $161
Rent	-10% $125	-5% $179	+0% $232	+5% $286	+10% $339
Rate	-1.0pp $295	-0.5pp $264	base $232	+0.5pp $200	+1.0pp $167

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $124,900 Active 248 DOM
2. 2026-06-18
   days on market $124,900 Active 245 DOM
3. 2026-06-17
   days on market $124,900 Active 244 DOM
4. 2026-06-16
   days on market $124,900 Active 243 DOM
5. 2026-06-15
   pricedays on market $124,900 Active 242 DOM
6. 2026-06-13
   days on market $127,900 Active 240 DOM
7. 2026-06-13
   days on market $127,900 Active 239 DOM
8. 2026-06-09
   days on market $127,900 Active 236 DOM
9. 2026-06-08
   days on market $127,900 Active 235 DOM
10. 2026-06-07
    days on market $127,900 Active 234 DOM
11. 2026-06-04
    days on market $127,900 Active 231 DOM
12. 2026-06-03
    days on market $127,900 Active 230 DOM
13. 2026-06-02
    days on market $127,900 Active 229 DOM
14. 2026-06-01
    days on market $127,900 Active 228 DOM
15. 2026-05-31
    days on market $127,900 Active 227 DOM
16. 2026-05-08
    status Active
17. 2026-05-04
    status Pending
18. 2026-04-22
    price $127,900
19. 2025-12-19
    price $129,900
20. 2025-11-07
    price $134,900
21. 2025-10-12
    listed $139,900 Active
22. 2013-09-06
    soldstatus $30,000 834-char remark

    Show marketing remark (834 chars)

    Welcome to this lovely two story home! The main level features a cozy kitchen with large pantry that spills into a spacious dining area. The rec/den area is adjacent to dining room and has a convenient 1/2 bath. The homey living room boasts a gas fireplace that adjoins to a cheery sunroom that not only extends the living area, but is ideal for plant lovers! The second level has four bedrooms (one of which has small kitchen with separate entrance). The upstairs closets/cabinets storage space seems endless! The large main bath is conveniently located for all. The private PVC fenced yard yields a concrete patio with perenial blooming flowers! Most rooms include remote controlled lighted ceiling fans. Unfinished basement provides tremendous amount of storage space! Updated electrical and new central air!! Come and take a look!

23. 2013-04-22
    listed $49,500 834-char remark

    Show marketing remark (834 chars)

    Welcome to this lovely two story home! The main level features a cozy kitchen with large pantry that spills into a spacious dining area. The rec/den area is adjacent to dining room and has a convenient 1/2 bath. The homey living room boasts a gas fireplace that adjoins to a cheery sunroom that not only extends the living area, but is ideal for plant lovers! The second level has four bedrooms (one of which has small kitchen with separate entrance). The upstairs closets/cabinets storage space seems endless! The large main bath is conveniently located for all. The private PVC fenced yard yields a concrete patio with perenial blooming flowers! Most rooms include remote controlled lighted ceiling fans. Unfinished basement provides tremendous amount of storage space! Updated electrical and new central air!! Come and take a look!

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $16,223
• − Mortgage interest: −$6,996
• − Property taxes: −$1,546
• − Insurance: −$624
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,633
• Taxable income: $827
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,587/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: School City Of East Chicago
• NCES district ID: 1802880
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $28,423
• Composite: 8.36/100
• National rank: #9909
• State rank: #293 of 301 in IN

Livability — East Chicago

• Score: 64/100
• State rank: #371
• US rank: #13869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Chicago, IN
• County: Lake County · 422,878 people
• City population: 26,022
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 26,022
• Household income: $42,125
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 1227.0

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% Black 36% Two or more races 11% White 7%
• Hispanic origin (detail): Mexican 45% Puerto Rican 6%
• Common ancestry: Romanian 2%
• Foreign-born: 16% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -0.30%
• Current HPI: 267.9232
• Rent YoY: ▲ 8.06%
• 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

+158.4% since first listed

8 events — show timeline

• 2026-05-08 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-05-04 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $127,900 NIRA MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $129,900 NIRA MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $134,900 NIRA MLS as Distributed by MLS Grid
• 2025-10-12 Listed $139,900 NIRA MLS as Distributed by MLS Grid
• 2013-09-06 Sold (MLS) $30,000 NIRA MLS as Distributed by MLS Grid
• 2013-04-22 Listed $49,500 NIRA MLS as Distributed by MLS Grid

Property tax history

+23.1%/yr

Latest (2024): $1,546 · +8.9% YoY. Source: county tax records.