4100 East Dr · Bass Lake, IN 46534

$298,900

3 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 102 Days on market

Built 2006 6,534 sqft lot $245/sqft · 38% above area Est $216k · 38% over $13/mo HOA

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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).

• Cash flow +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable lake home nestled on a private road just steps from Bass Lake! No time is better than now to get ready to enjoy the lake life! Situated on a large tastefully landscaped corner lot with ample entertaining space, this 3bd 2 bath ranch is sure to impress. You have the highly sought after open concept living here with that easy breezy lake cottage feeling. Boasting vaulted ceilings with recessed lighting, stunning hardwood floors that put off that beach vibe, a cute cottage style kitchen, and a large primary suite. The attached over sized well maintained garage is ready for all your lake toys and ample parking for all your visitors. You will also find a 6x12 shed to house your gardening and lawn care items. Friendly neighbors, Bbq's, bonfires, great local restaurants and happenings, and all a heads turn to view the lake from this property as well as your very own private community beach, lake access, and golf cart parking!! Oh, and did I mention it's affordable and has low HOA fees? What's not to love? Come see it for yourself!

Key facts

• Private road
• Open concept living
• Large corner lot

Tags

• LAKE HOME
• PRIVATE ROAD
• LARGE CORNER LOT
• OPEN CONCEPT LIVING
• VAULTED CEILINGS
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.5% in Bass Lake — 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 61/100 on livability (#494 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, schools F, amenities F.
• Culver Community Schools Corporation (rural): math 27% / reading 35% proficiency, ranked #236 of 301 in IN (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 58 units permitted in Starke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Starke County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; list at $299k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $271,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.07% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.59%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,988
• List price: $298,900
• Delta: 38.39%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4218 S North Shore Dr	0.17mi	2/2.0 (-1)	1,312 (+8%)	14mo	$300,000	$229	63
3898 S 625 East	0.26mi	2/1.5 (-1)	1,164 (-5%)	22mo	$189,000	$162	55

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: -3.3%
• Equity multiple: 0.88×
• Total profit: $-10,334
• Equity at exit: $44,567

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $39,963
• Equity at exit: $25,843

Cash invested: $83,692 (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 46534

• Home prices YoY: -19.2%
• Active inventory: 146
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,567
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$125
• HOA: −$13
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $599

Break-even live

Break-even rent $2,442

Max offer price $298,900

Occupancy floor 76%

Sensitivity live

Price	-10% $768	-5% $683	+0% $599	+5% $514	+10% $430
Rent	-10% $346	-5% $472	+0% $599	+5% $725	+10% $852
Rate	-1.0pp $749	-0.5pp $675	base $599	+0.5pp $521	+1.0pp $443

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: $74,725
• Closing costs: $8,967
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4850 S County Road 210 Knox, IN	2.0	1.0	926	$3,200	$3.46	26d	1	1.00mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscaping

Listing history 28 events

1. 2026-06-21
   days on market $298,900 Active 102 DOM
2. 2026-06-19
   days on market $298,900 Active 100 DOM
3. 2026-06-18
   days on market $298,900 Active 99 DOM
4. 2026-06-17
   days on market $298,900 Active 98 DOM
5. 2026-06-16
   days on market $298,900 Active 97 DOM
6. 2026-06-15
   days on market $298,900 Active 96 DOM
7. 2026-06-14
   days on market $298,900 Active 94 DOM
8. 2026-06-13
   price $298,900 Active 93 DOM
9. 2026-06-12
   days on market $305,000 Active 93 DOM
10. 2026-06-09
    days on market $305,000 Active 90 DOM
11. 2026-06-08
    days on market $305,000 Active 89 DOM
12. 2026-06-07
    days on market $305,000 Active 88 DOM
13. 2026-06-07
    days on market $305,000 Active 87 DOM
14. 2026-06-02
    days on market $305,000 Active 83 DOM
15. 2026-06-01
    days on market $305,000 Active 82 DOM
16. 2026-05-31
    days on market $305,000 Active 81 DOM
17. 2026-05-30
    days on market $305,000 Active 80 DOM
18. 2026-04-30
    price $305,000 1048-char remark

    Show marketing remark (1048 chars)

    Adorable lake home nestled on a private road just steps from Bass Lake! No time is better than now to get ready to enjoy the lake life! Situated on a large tastefully landscaped corner lot with ample entertaining space, this 3bd 2 bath ranch is sure to impress. You have the highly sought after open concept living here with that easy breezy lake cottage feeling. Boasting vaulted ceilings with recessed lighting, stunning hardwood floors that put off that beach vibe, a cute cottage style kitchen, and a large primary suite. The attached over sized well maintained garage is ready for all your lake toys and ample parking for all your visitors. You will also find a 6x12 shed to house your gardening and lawn care items. Friendly neighbors, Bbq's, bonfires, great local restaurants and happenings, and all a heads turn to view the lake from this property as well as your very own private community beach, lake access, and golf cart parking!! Oh, and did I mention it's affordable and has low HOA fees? What's not to love? Come see it for yourself!

19. 2026-03-11
    listed $319,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Adorable lake home nestled on a private road just steps from Bass Lake! No time is better than now to get ready to enjoy the lake life! Situated on a large tastefully landscaped corner lot with ample entertaining space, this 3bd 2 bath ranch is sure to impress. You have the highly sought after open concept living here with that easy breezy lake cottage feeling. Boasting vaulted ceilings with recessed lighting, stunning hardwood floors that put off that beach vibe, a cute cottage style kitchen, and a large primary suite. The attached over sized well maintained garage is ready for all your lake toys and ample parking for all your visitors. You will also find a 6x12 shed to house your gardening and lawn care items. Friendly neighbors, Bbq's, bonfires, great local restaurants and happenings, and all a heads turn to view the lake from this property as well as your very own private community beach, lake access, and golf cart parking!! Oh, and did I mention it's affordable and has low HOA fees? What's not to love? Come see it for yourself!

20. 2024-06-19
    historical
21. 2016-11-04
    soldstatus $131,000
22. 2016-06-30
    listed $139,900
23. 2015-10-19
    historical
24. 2015-04-13
    listed $159,900
25. 2015-04-13
    listed $159,900
26. 2014-09-09
    historical
27. 2007-06-19
    listed $169,900
28. 2007-06-19
    listed $169,900

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $2,691 · $224/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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$16,743
• − Property taxes: −$2,691
• − Insurance: −$1,494
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$156
• − Depreciation: −$8,695
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $6,591/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: Culver Community Schools Corporation
• NCES district ID: 1802520
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,718
• Composite: 26.41/100
• National rank: #7227
• State rank: #236 of 301 in IN

Livability — Bass Lake

• Score: 61/100
• State rank: #494
• US rank: #17594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bass Lake, IN
• Population (ZIP): 11,029

Population outlook (Starke County) Hauer SSP2

• Today (2025): 21,860 people
• By 2030: 21,024 · -3.8%
• By 2040: 19,041 · -12.9%
• By 2050: 16,881 · -22.8%
• By 2075: 11,880 · -45.7%
• By 2100: 7,217 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Starke

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -55.3pp toward R · 2008: 3.2pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.8 2016: R+42.0 2012: R+10.6 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.15%
• Current HPI: 244.2216
• Rent YoY: —
• Metro: —
• 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

+79.5% since first listed

11 events — show timeline

• 2026-04-30 Price Changed $305,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-11 Listed $319,000 NIRA MLS as Distributed by MLS Grid
• 2024-06-19 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2016-11-04 Sold (MLS) $131,000 IRMLS
• 2016-06-30 Listed $139,900 IRMLS
• 2015-10-19 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2015-04-13 Listed $159,900 NIRA MLS as Distributed by MLS Grid
• 2015-04-13 Listed $159,900 IRMLS
• 2014-09-09 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2007-06-19 Listed $169,900 NIRA MLS as Distributed by MLS Grid
• 2007-06-19 Listed $169,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2024): $2,691 · +8.1% YoY. Source: county tax records.