407 E 43rd Ave · Gary, IN 46409

$19,900

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 70 Days on market

Built 1926 5,000 sqft lot $12/sqft · 66% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Appreciation +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

3 bedroom 2 bath with full basement and 2 car garage Needs lots of work

Key facts

• 5,000 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 70.9% vs local median 9.1% in Gary — 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 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 (+4.8%/yr); 75 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 41% of the median local income ($45k/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 $138 of loan paydown is wiped out by about $597 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 + 4.8% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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?
8. 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.
9. 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.
10. 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: 7.72% ✓
• Cap rate: 70.86%
• Cash-on-cash: 230.60%
• DSCR: 11.26
• GRM: 1.1

CMA / ARV

• ARV (median comp): $58,478
• List price: $19,900
• Delta: -65.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 E 43rd Ave	0.00mi	3/2.0	1,636 (0%)	0mo	$11,000	$7	100
4471 Massachusetts St	0.28mi	3/2.0	1,686 (+3%)	1mo	$131,000	$78	81
4688 Delaware St	0.48mi	3/2.0	1,561 (-5%)	0mo	$168,000	$108	70
4327 Vermont Ct	0.39mi	3/1.0	1,567 (-4%)	1mo	$123,600	$79	70
3836 Delaware St	0.59mi	3/2.0	1,652 (+1%)	3mo	$149,900	$91	68
4356 Pennsylvania St	0.11mi	3/3.0	1,870 (+14%)	2mo	$174,900	$94	65
4265 Van Buren St	0.70mi	3/2.0	1,598 (-2%)	3mo	$155,500	$97	61
3789 Rhode Island St	0.72mi	3/2.0	1,588 (-3%)	2mo	$140,000	$88	60
4044 Louisiana St	0.67mi	3/2.0	1,776 (+9%)	2mo	$169,000	$95	53
3905 Madison St	0.72mi	3/1.0	1,728 (+6%)	1mo	$81,500	$47	52
345 W 47th Ave	0.71mi	3/2.0	1,459 (-11%)	2mo	$166,000	$114	47
226 W 45th Ave	0.48mi	2/1.0 (-1)	1,456 (-11%)	6mo	$119,000	$82	45

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 · 4.85% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.19×
• Total profit: $67,912
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 29.62×
• Total profit: $159,473
• Equity at exit: $1,721

Cash invested: $5,572 (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 46409

• Home prices YoY: -2.0%
• Rents YoY: 4.8%
• Active inventory: 75
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$104
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $1,071

Break-even live

Break-even rent $181

Max offer price $19,900

Occupancy floor 25%

Sensitivity live

Price	-10% $1,082	-5% $1,076	+0% $1,071	+5% $1,065	+10% $1,060
Rent	-10% $949	-5% $1,010	+0% $1,071	+5% $1,131	+10% $1,192
Rate	-1.0pp $1,081	-0.5pp $1,076	base $1,071	+0.5pp $1,066	+1.0pp $1,060

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4430 Broadway Gary, IN	3.0	1.0	1200	$1,250	$1.04	2d	1	0.33mi
4416 Vermont Ct Gary, IN	3.0	1.0	1162	$1,350	$1.16	44d	1	0.40mi
4330 Kentucky St Gary, IN	4.0	2.0	2178	$1,930	$0.89	2d	1	0.43mi
4009 Kentucky St Gary, IN	4.0	1.0	1307	$1,595	$1.22	44d	1	0.57mi
4208 Jackson St Gary, IN	3.0	1.0	1411	$1,350	$0.96	45d	1	0.68mi
4772 Jefferson St Gary, IN	3.0	2.0	1956	$1,595	$0.82	19d	1	0.74mi
4748 Monroe St Gary, IN	3.0	1.0	1074	$1,695	$1.58	2d	1	0.81mi
4854 Jefferson St Gary, IN	3.0	1.0	2116	$1,395	$0.66	11d	1	0.83mi
4854 Jefferson St Gary, IN	3.0	1.0	2116	$1,395	$0.66	2d	1	0.83mi
4767 Harrison St Gary, IN	3.0	1.0	1664	$1,500	$0.90	2d	1	0.95mi
4974 Tennessee St Gary, IN	2.0	1.0	1100	$1,175	$1.07	20d	1	0.95mi
5026 Kentucky St Gary, IN	3.0	1.0	1200	$1,100	$0.92	6d	1	0.98mi
3612 Van Buren St Gary, IN	3.0	1.0	1534	$1,600	$1.04	2d	1	1.15mi
3395 Pennsylvania St Gary, IN	3.0	1.0	1300	$1,495	$1.15	2d	1	1.16mi
505 W 53rd Ave Unit 1 Merrillville, IN	4.0	1.5	1900	$1,650	$0.87	2d	1	1.35mi
505 W 53rd Ave Merrillville, IN	4.0	2.0	1650	$1,650	$1.00	2d	1	1.35mi
3820 Colbourne St Hobart, IN	3.0	2.0	1209	$1,695	$1.40	44d	1	1.36mi
3788 Lincoln St Gary, IN	3.0	2.0	1398	$1,400	$1.00	11d	1	1.36mi
3852 Sandusky St Hobart, IN	4.0	1.0	1209	$1,800	$1.49	17d	1	1.40mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $19,900 Pending 70 DOM
2. 2026-06-09
   days on market $19,900 Active 68 DOM
3. 2026-06-08
   days on market $19,900 Active 67 DOM
4. 2026-06-07
   days on market $19,900 Active 66 DOM
5. 2026-06-04
   days on market $19,900 Active 63 DOM
6. 2026-06-03
   days on market $19,900 Active 62 DOM
7. 2026-06-02
   days on market $19,900 Active 61 DOM
8. 2026-06-01
   days on market $19,900 Active 60 DOM
9. 2026-05-31
   days on market $19,900 Active 59 DOM
10. 2026-04-02
    listed $19,900 Active 71-char remark

    Show marketing remark (71 chars)

    3 bedroom 2 bath with full basement and 2 car garage Needs lots of work

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $364 · $30/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 2/10 Low
• 🌡 Heat 2/10 Low 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,436
• − Mortgage interest: −$1,115
• − Property taxes: −$364
• − Insurance: −$100
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$579
• Taxable income: $13,330
• Est. tax owed @ 24.0%: −$3,199
• After-tax cash flow: $9,650/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): 7,184
• Household income: $44,667
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 516.0

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 (68%)
• Race & ethnicity: Black 68% Two or more races 17% Hispanic / Latino 14% White 11%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Iranian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -3.91%
• Current HPI: 190.6724
• Rent YoY: ▲ 4.85%
• 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

1 event — show timeline

• 2026-04-02 Listed $19,900 NIRA MLS as Distributed by MLS Grid

Property tax history

-20.7%/yr

Latest (2024): $364 · -57.8% YoY. Source: county tax records.