1804 Burlington Beach Rd · Valparaiso, IN 46383

$185,000

4 bd · 2.0 ba · 1,634 sqft · SingleFamily public records · 7 Days on market

Built 1948 9,801 sqft lot $113/sqft · 32% below area Est $272k · 32% under ↓ 12% since listing

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

North Valparaiso opportunity in a prime location near Calumet Ave and the 49 bypass. This 4-bedroom, 1 full bath and two half baths, 1,634 sq ft ranch features a large family room, 3 seasons room, fenced backyard, and detached garage. Close to shopping, dining, Valparaiso schools, and commuting routes. Ready for updates, personal touches, and ideal for investors or buyers looking to build equity. Sold as-is.

Key facts

• Large family room
• 3 seasons room
• Fenced backyard

Tags

• LARGE FAMILY ROOM
• 3 SEASONS ROOM
• FENCED BACKYARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; Garage faces front; Driveway; 1 garage space
• Utilities: Electricity connected; Public water; Public sewer; Natural gas connected
• Home design: One-story property; Built in 1948
• Construction: Asphalt shingle roof
• Exterior features: Covered front porch; Chain link fencing; Storage shed; Other view

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Gas range
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate countertops; Eat-in kitchen; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (3.2% below list).
• Recommended offer: $179k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 2.8% in Valparaiso — 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 82/100 on livability (#12 in IN, #1,149 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Valparaiso Community Schools (suburban): math 56% / reading 64% proficiency, ranked #18 of 301 in IN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Flint Lake Elementary School (math 50% / reading 52%, grade C-, #262 of 994 statewide, top 27%, 474 students, 43% FRL); Thomas Jefferson Middle School (math 45% / reading 56%, grade C, #43 of 330 statewide, top 14%, 640 students, 41% FRL); Valparaiso High School (math 60% / reading 78%, grade B, #19 of 369 statewide, top 5%, 2,098 students, 30% FRL).
• Market conditions: Rents rising (+3.5%/yr); 257 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 542 units permitted in Porter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Porter County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,102 (3.2% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $272,457
• List price: $185,000
• Delta: -32.10%
• 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
1804 Burlington Beach Rd	0.00mi	4/2.0	1,634 (0%)	0mo	$175,000	$107	100
4308 Phares Ln	0.18mi	4/2.0	1,619 (-1%)	12mo	$315,000	$195	80
1401 Robin Rd	0.31mi	3/2.0 (-1)	1,643 (+1%)	2mo	$259,000	$158	78
4002 Maplewood Ave	0.32mi	4/2.0	1,650 (+1%)	11mo	$330,000	$200	74
3703 Westbridge Dr	0.35mi	3/2.0 (-1)	1,508 (-8%)	2mo	$382,900	$254	64
4209 Sumac	0.35mi	3/2.5 (-1)	1,504 (-8%)	0mo	$309,900	$206	63
4605 Bear Ln	0.45mi	3/2.0 (-1)	1,716 (+5%)	10mo	$235,000	$137	57
3711 Bridgewater Dr	0.32mi	3/2.0 (-1)	1,815 (+11%)	8mo	$380,000	$209	55
1905 Cheney Dr	0.22mi	3/2.0 (-1)	1,420 (-13%)	13mo	$315,000	$222	52
4008 Cardinal Ln	0.40mi	3/1.0 (-1)	1,454 (-11%)	6mo	$165,000	$113	50
2403 Thomas Rd	0.73mi	3/1.5 (-1)	1,456 (-11%)	2mo	$312,000	$214	40
2305 Thomas Rd	0.70mi	3/1.5 (-1)	1,479 (-10%)	7mo	$275,000	$186	38

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 · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-10,467
• Equity at exit: $27,584

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $18,511
• Equity at exit: $15,995

Cash invested: $51,800 (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 46383

• Rents YoY: 3.5%
• Active inventory: 257
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $293

Break-even live

Break-even rent $1,421

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Vale Park Rd Valparaiso, IN	2.0–3.0	1.0–1.5	1054	$1,700	$1.61	1d	2	1.11mi
1204 Carrsbrooke Dr Valparaiso, IN	3.0	2.0	1237	$1,435	$1.16	44d	1	1.28mi
1302 Eisenhower Ave Valparaiso, IN	2.0–3.0	2.0	1134	$1,874	$1.65	1d	5	1.33mi

Listing history 1 events

1. 2026-05-15
   listed $200,000 Active 411-char remark

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$336/yr (+$28/mo · 37.3%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,492
• − Mortgage interest: −$10,363
• − Property taxes: −$900
• − Insurance: −$925
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$5,382
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $3,396/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: Valparaiso Community Schools
• NCES district ID: 1811970
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $56,736
• Composite: 51.69/100
• National rank: #1691
• State rank: #18 of 301 in IN

Livability — Valparaiso

• Score: 82/100
• State rank: #12
• US rank: #1149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Porter County · 151,647 people
• City population: 83,039
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 42,183
• Household income: $76,224
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1478.0

Population outlook (Porter County) Hauer SSP2

• Today (2025): 177,804 people
• By 2030: 181,552 · +2.1%
• By 2040: 185,830 · +4.5%
• By 2050: 187,498 · +5.5%
• By 2075: 189,585 · +6.6%
• By 2100: 183,722 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Two or more races 6% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Porter

• 2024 margin: R (+10.5) · D 43.8% · R 54.3% · Other 1.8%
• 2008→2024 swing: -17.7pp toward R · 2008: 7.2pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+6.1 2016: R+6.8 2012: D+3.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.84%
• Current HPI: 197.9925
• Rent YoY: ▲ 3.52%
• 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

-12.5% since first listed

4 events — show timeline

• 2026-06-05 Sold (MLS) $175,000 NIRA MLS as Distributed by MLS Grid
• 2026-05-22 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $185,000 NIRA MLS as Distributed by MLS Grid
• 2026-05-15 Listed $200,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2024): $900 · +1.9% YoY. Source: county tax records.