259 Humpfer St · Hammond, IN 46324

$229,800

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 18 Days on market

Built 1924 5,227 sqft lot Est $160k · 44% over

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Why this score? — see what drove the F 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 +7.0/30.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Schools +1.1/10.0
• 1% rule +1.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained, charming South Hammond ranch near the new South Shore train station welcomes you! Providing 3 bedrooms, 1.5 bathrooms, 2 Car garage that was recently updated. Nestled in a peaceful street in the heart of south Hammond, this home is perfectly located walking distance to bike and walking trails offering comfort, convenience and an ideal location for commuters and outdoor enthusiasts alike. Siding is newer and roof is only 2 years young.

Key facts

• 2 years young roof
• Newer siding
• South hammond ranch

Tags

• SOUTH HAMMOND RANCH
• NEW SOUTH SHORE TRAIN STATION
• NEWER SIDING
• 2 YEARS YOUNG ROOF

Property features AI

Finance

• Other: Property listed as vacant

Exterior

• Parking: Detached or attached garage with garage door opener; 2-car garage; Off-street parking
• Utilities: Public water; Public sewer
• Home design: One-level home; Built in 1924
• Construction: Vinyl siding; Shingle roof; Has basement
• Exterior features: Covered porch; Porch; Fenced yard; Rain gutters; Neighborhood view

Interior

• Kitchen: No appliances included
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bonus room and other additional room (total 7 rooms)
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (Natural gas)
• Interior features: Ceiling fans; Daylight, partially finished and finished basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-337 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (40.0% below list).
• Recommended offer: $138k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 5.8% in Hammond — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#143 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: health & safety D+, employment D, schools F.
• School City Of Hammond (suburban): math 8% / reading 18% proficiency, ranked #289 of 301 in IN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 63 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,642 units permitted in Lake County in 2024 (14 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 $7k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,902 (40.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1924 — 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. 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: 0.60% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.28%
• DSCR: 0.72
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $159,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 Mulberry St	0.13mi	2/1.0	764 (-4%)	18mo	$169,000	$221	73
718 Cherry St	0.47mi	2/1.0	814 (+3%)	1mo	$187,000	$230	73
613 Mulberry St	0.31mi	2/1.0	800 (+1%)	21mo	$151,000	$189	66
407 165th St	0.32mi	3/1.0 (+1)	768 (-3%)	20mo	$160,000	$208	58
1538 State Line Rd	0.38mi	3/1.0 (+1)	754 (-5%)	16mo	$135,000	$179	56
7113 Harrison Ave	0.51mi	2/1.5	890 (+12%)	2mo	$180,000	$202	52
907 Cherry St	0.66mi	2/1.0	824 (+4%)	13mo	$77,000	$93	52
6412 Euclid Ave	0.70mi	2/1.0	829 (+5%)	12mo	$173,000	$209	49
823 Spruce St	0.58mi	2/1.0	744 (-6%)	20mo	$139,900	$188	46
1538 Forest Ave	0.65mi	2/1.0	864 (+9%)	12mo	$75,000	$87	45
6447 Euclid Ave	0.69mi	2/1.0	700 (-12%)	9mo	$105,000	$150	41
7217 Harrison Ave	0.64mi	3/1.0 (+1)	857 (+8%)	14mo	$200,000	$233	40

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.14×
• Total profit: $-55,200
• Equity at exit: $34,264

10-year hold

• IRR: -15.2%
• Equity multiple: 0.06×
• Total profit: $-60,590
• Equity at exit: $19,869

Cash invested: $64,344 (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 46324

• Home prices YoY: -9.6%
• Rents YoY: 5.5%
• Active inventory: 63
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$1,205
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-337

Break-even live

Break-even rent $1,805

Max offer price $170,294

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-272	+0% $-337	+5% $-402	+10% $-467
Rent	-10% $-446	-5% $-391	+0% $-337	+5% $-282	+10% $-228
Rate	-1.0pp $-221	-0.5pp $-278	base $-337	+0.5pp $-396	+1.0pp $-457

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: $57,450
• Closing costs: $6,894
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1539 Wentworth Ave Unit 3W Calumet City, IL	3.0	1.0	1100	$1,700	$1.55	13d	1	0.56mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	25d	1	0.58mi
407 Kenwood St Hammond, IN	2.0	1.0	920	$1,495	$1.62	18d	1	0.58mi
230 Wildwood Rd Unit 103 Hammond, IN	1.0	1.0	750	$1,295	$1.73	25d	1	0.63mi
1338 Wentworth Ave Unit 1338 Calumet City, IL	2.0	1.0	800	$1,430	$1.79	25d	1	0.67mi
17104 Wentworth Ave Unit 4 Lansing, IL	2.0	1.0	1100	$1,400	$1.27	0d	1	0.76mi
3649 173rd Ct Lansing, IL	2.0	2.0	972	$1,357	$1.40	25d	1	0.89mi
5945 Hyslop Pl Unit 204 Hammond, IN	1.0	1.0	700	$1,195	$1.71	25d	1	0.99mi
5950 Hohman Ave Unit 416 Hammond, IN	1.0	1.0	550	$1,095	$1.99	7d	1	1.00mi
5940 Hyslop Pl #226 Hammond, IN	1.0	1.0	800	$950	$1.19	3d	1	1.02mi
7129 Columbia Ave Unit 1E Hammond, IN	2.0	1.0	900	$1,195	$1.33	12d	1	1.11mi
5 Ruth St Unit 2W Hammond, IN	2.0	1.0	900	$1,250	$1.39	14d	1	1.15mi
3 Ruth St Hammond, IN	2.0	1.0	900	$1,250	$1.39	25d	1	1.15mi
7234 Columbia Ave Hammond, IN	2.0	1.0	960	$1,300	$1.35	25d	1	1.15mi
6138 Ray Ave Hammond, IN	3.0	1.0	1120	$1,395	$1.25	0d	1	1.33mi
115 157th St Unit 3 Calumet City, IL	3.0	1.0	800	$1,350	$1.69	25d	1	1.40mi
3069 Bernice Rd Apt 2N Lansing, IL	3.0	1.0	950	$1,535	$1.62	22d	1	1.46mi
3069 Bernice Rd Apt 2S Lansing, IL	3.0	1.0	950	$1,535	$1.62	4d	1	1.46mi

Listing history 11 events

1. 2026-06-21
   days on market $229,800 Active 18 DOM
2. 2026-06-18
   days on market $229,800 Active 15 DOM
3. 2026-06-17
   days on market $229,800 Active 14 DOM
4. 2026-06-16
   days on market $229,800 Active 13 DOM
5. 2026-06-15
   days on market $229,800 Active 12 DOM
6. 2026-06-13
   pricedays on market $229,800 Active 10 DOM
7. 2026-06-09
   days on market $229,900 Active 6 DOM
8. 2026-06-08
   days on market $229,900 Active 5 DOM
9. 2026-06-07
   days on market $229,900 Active 4 DOM
10. 2026-06-04
    remarks 460-char remark
11. 2026-06-04
    listed $229,900 Active 1 DOM

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,729 · $144/mo
• Expected delta: +$224/yr (+$19/mo · 14.9%)

ⓘ 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) · 71% 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 0% 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: $16,548
• − Mortgage interest: −$12,872
• − Property taxes: −$1,505
• − Insurance: −$1,149
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$6,685
• Taxable loss: −$8,311
• Est. tax savings @ 24.0%: +$1,995
• After-tax cash flow: $-2,048/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 Hammond
• NCES district ID: 1804320
• Math proficiency: 8% ▼ -18.00%
• Reading proficiency: 18% ▼ -15.00%
• Median HH income: $39,970
• Composite: 11.11/100
• National rank: #9730
• State rank: #289 of 301 in IN

Livability — Hammond

• Score: 70/100
• State rank: #143
• US rank: #7343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hammond, IN
• County: Lake County · 422,878 people
• City population: 58,809
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 21,409
• Household income: $63,052
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 507.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 34% Black 22% Two or more races 14% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 31% Puerto Rican 5%
• Common ancestry: Romanian 5% Lithuanian 1% Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 79% English-only · Spanish 20%

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: ▼ -37.65%
• Current HPI: 352.8678
• Rent YoY: ▲ 5.51%
• 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

+192.9% since first listed

4 events — show timeline

• 2026-06-01 Listed $229,900 NIRA MLS as Distributed by MLS Grid
• 2001-04-18 Listed $69,900 NIRA MLS as Distributed by MLS Grid
• 2000-07-25 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2000-07-25 Listed $78,500 NIRA MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $1,505 · -9.2% YoY. Source: county tax records.