10880 W 93rd Ave · St. John, IN 46373

$249,900

4 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 27 Days on market

Built 1910 0.81 ac lot

---

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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REO Property. Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to the availability or accuracy of information contained herein

Key facts

• Updated appliances
• Basement
• Front porches

Tags

• BASEMENT
• FRONT PORCHES
• OAK CABINET COUNTRY KITCHEN
• UPDATED APPLIANCES

Property features AI

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Septic tank; Water connected
• Home design: Two-story home; Built in 1910
• Construction: Has basement (partially finished, walk-out access)
• Exterior features: On waterfront (creek); Trees/woods view; Front porch; Rear porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Country-style kitchen; Eat-in kitchen; Accessible doors; Partially finished walk-out basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $226k (9.8% below list).
• Recommended offer: $226k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.6% in St. John — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lake Central School Corporation (suburban): math 45% / reading 54% proficiency, ranked #41 of 301 in IN (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake Central High School (math 46% / reading 74%, grade C+, #46 of 369 statewide, top 13%, 3,069 students, 23% FRL).
• Market conditions: 260 active listings in the ZIP; 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 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $46k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $250k implies a 479% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,503 (9.8% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 0.90% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $102,672
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10450 W 93rd Ave	0.28mi	3/2.0 (-1)	1,664 (+12%)	23mo	$115,000	$69	39

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-31,665
• Equity at exit: $37,261

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-16,253
• Equity at exit: $21,607

Cash invested: $69,972 (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 46373

• Home prices YoY: -23.8%
• Active inventory: 260
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$228 /mo · $2,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $139

Break-even live

Break-even rent $2,079

Max offer price $249,900

Occupancy floor 89%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   days on market $249,900 Active 27 DOM
2. 2026-06-16
   days on market $249,900 Active 26 DOM
3. 2026-06-15
   days on market $249,900 Active 25 DOM
4. 2026-06-13
   days on market $249,900 Active 23 DOM
5. 2026-06-09
   days on market $249,900 Active 19 DOM
6. 2026-06-08
   days on market $249,900 Active 18 DOM
7. 2026-06-07
   days on market $249,900 Active 17 DOM
8. 2026-06-04
   pricedays on market $249,900 Active 14 DOM
9. 2026-06-03
   days on market $295,900 Active 13 DOM
10. 2026-06-02
    days on market $295,900 Active 12 DOM
11. 2026-06-01
    days on market $295,900 Active 11 DOM
12. 2026-05-31
    days on market $295,900 Active 10 DOM
13. 2026-05-21
    listed $295,900 Active
14. 2014-09-12
    soldstatus $43,144 261-char remark

    Show marketing remark (261 chars)

    REO Property. Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to the availability or accuracy of information contained herein

15. 2013-03-20
    listed $35,700 261-char remark

    Show marketing remark (261 chars)

    REO Property. Property Sold AS-IS W/ O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to the availability or accuracy of information contained herein

16. 2013-03-11
    historical
17. 2013-02-07
    listed $89,900
18. 2004-01-01
    historical
19. 2003-11-18
    listed $148,900
20. 2003-11-03
    historical
21. 2003-09-02
    listed $149,900
22. 2003-08-20
    historical
23. 2003-05-27
    listed $169,900
24. 2002-03-11
    listed $89,900

ⓘ 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: $2,735 · $228/mo
• Projected year-2 tax: $2,735 · $228/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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,060
• − Mortgage interest: −$13,998
• − Property taxes: −$2,735
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$7,270
• Taxable loss: −$2,522
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $2,272/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: Lake Central School Corporation
• NCES district ID: 1805450
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $75,957
• Composite: 44.82/100
• National rank: #2736
• State rank: #41 of 301 in IN

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, IN
• City population: 18,509
• Population (ZIP): 18,509

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 21% Iranian 6% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 4% Other Indo-European 1%

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: ▼ -69.86%
• Current HPI: 224.1176
• 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

+229.1% since first listed

12 events — show timeline

• 2026-05-21 Listed $295,900 NIRA MLS as Distributed by MLS Grid
• 2014-09-12 Sold (MLS) $43,144 NIRA MLS as Distributed by MLS Grid
• 2013-03-20 Listed $35,700 NIRA MLS as Distributed by MLS Grid
• 2013-03-11 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2013-02-07 Listed $89,900 NIRA MLS as Distributed by MLS Grid
• 2004-01-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2003-11-18 Listed $148,900 NIRA MLS as Distributed by MLS Grid
• 2003-11-03 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2003-09-02 Listed $149,900 NIRA MLS as Distributed by MLS Grid
• 2003-08-20 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2003-05-27 Listed $169,900 NIRA MLS as Distributed by MLS Grid
• 2002-03-11 Listed $89,900 NIRA MLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2024): $2,735 · +14.3% YoY. Source: county tax records.