3752 Tyler St · Gary, IN 46408

$129,900

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 16 Days on market

Built 1947 4,750 sqft lot $118/sqft · 130% above area Est $141k · 8% under

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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 +24.0/30.0
• ARV discount +11.1/15.0
• DSCR +7.7/10.0
• 1% rule +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Here's the home you have been looking for! 3-bedroom, 1-bath brick home featuring low property taxes and plenty of updates throughout! Step inside to find beautiful hardwood flooring, an updated bathroom, and a main-level bedroom for added convenience. The kitchen comes fully equipped with appliances , there's also a washer and dryer for in the basement. Enjoy extra living space in the finished basement with a rec room, perfect for relaxing or entertaining. The fenced-in backyard offers privacy and space for outdoor activities, while the enclosed front porch provides a cozy spot to unwind year-round. This well-maintained home combines comfort, character, and value. Schedule your showing to

Key facts

• Hardwood flooring
• Main-level bedroom
• Rec room

Tags

• HARDWOOD FLOORING
• UPDATED BATHROOM
• MAIN-LEVEL BEDROOM
• FINISHED BASEMENT
• REC ROOM
• FENCED-IN BACKYARD

Property features AI

Finance

• Other: Vacant at time of listing

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electricity connected (100 Amp service); Natural gas connected
• Home design: Two-level home; Built in 1947
• Construction: Brick construction
• Exterior features: Private yard; Back yard fencing; Neighborhood view; Enclosed front porch

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Total of 6 rooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: No interior-specific features listed
• Laundry & utility: Basement (partially finished) — may house utilities/laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

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: 102 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/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 $898 of loan paydown is wiped out by about $4k 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 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $141,153
• List price: $129,900
• Delta: -7.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3737 Fillmore St	0.10mi	3/1.0	1,080 (-2%)	5mo	$175,500	$163	88
3980 Tyler St	0.29mi	3/1.0	1,042 (-5%)	5mo	$128,000	$123	74
3748 Buchanan St	0.25mi	3/1.0	1,211 (+10%)	2mo	$22,000	$18	70
4181 Fillmore St	0.54mi	2/1.0 (-1)	1,080 (-2%)	3mo	$22,000	$20	64
3479 Buchanan St	0.42mi	3/1.0	1,048 (-5%)	12mo	$160,000	$153	63
3992 Adams St	0.54mi	3/1.0	1,042 (-5%)	10mo	$66,880	$64	58
3860 Connecticut St	0.71mi	3/1.0	1,035 (-6%)	11mo	$135,000	$130	48
4200 Monroe St	0.63mi	3/1.0	1,263 (+15%)	1mo	$169,900	$135	46
4115 Fillmore St	0.46mi	2/1.0 (-1)	950 (-14%)	6mo	$51,000	$54	45
4195 Madison St	0.65mi	2/1.0 (-1)	1,041 (-5%)	12mo	$17,900	$17	45
4088 Monroe St	0.49mi	2/2.0 (-1)	956 (-13%)	10mo	$139,000	$145	38
3886 Massachusetts St	0.65mi	2/3.0 (-1)	1,155 (+5%)	13mo	$15,000	$13	37

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-4,890
• Equity at exit: $19,369

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $16,497
• Equity at exit: $11,231

Cash invested: $36,372 (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 46408

• Home prices YoY: -31.6%
• Active inventory: 102
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$681
• Tax from tax record: −$98 /mo · $1,171/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $254

Break-even live

Break-even rent $1,054

Max offer price $129,900

Occupancy floor 77%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3708 Harrison St Gary, IN	3.0	1.5	904	$1,400	$1.55	2d	1	0.11mi
3777 Lincoln St Gary, IN	2.0	1.0	800	$1,150	$1.44	1d	1	0.27mi
3788 Lincoln St Gary, IN	3.0	2.0	1398	$1,400	$1.00	10d	1	0.30mi
4018 Tyler St Gary, IN	3.0	1.0	880	$1,350	$1.53	1d	1	0.31mi
4040 Fillmore St Gary, IN	2.0	1.0	1000	$1,000	$1.00	10d	1	0.35mi
3449 Buchanan St Gary, IN	3.0	1.0	1301	$1,395	$1.07	43d	1	0.46mi
4170 Fillmore St Gary, IN	2.0	1.0	720	$950	$1.32	19d	1	0.51mi
4208 Jackson St Gary, IN	3.0	1.0	1411	$1,350	$0.96	44d	1	0.59mi
4364 Buchanan St Gary, IN	3.0	1.0	900	$1,500	$1.67	1d	1	0.78mi
624 W 44th Pl Gary, IN	3.0	1.0	836	$1,250	$1.50	7d	1	0.85mi
3395 Pennsylvania St Gary, IN	3.0	1.0	1300	$1,495	$1.15	1d	1	0.92mi
4430 Broadway Gary, IN	3.0	1.0	1200	$1,250	$1.04	1d	1	1.02mi
4456 Connecticut St Gary, IN	3.0	1.0	1044	$1,300	$1.25	2d	1	1.12mi
816 E 35th Ct Gary, IN	2.0	1.0	810	$1,075	$1.33	1d	1	1.17mi
4748 Monroe St Gary, IN	3.0	1.0	1074	$1,695	$1.58	1d	1	1.26mi
801 E 32nd Ave Unit 2 Gary, IN	2.0	1.0	850	$1,300	$1.53	1d	1	1.30mi
2410 W 45th Ave #2 Gary, IN	2.0	1.0	850	$950	$1.12	21d	1	1.30mi
2410 W 45th Ave Unit 1 Gary, IN	2.0	1.0	850	$895	$1.05	21d	1	1.30mi
837 W 27th Ave Unit A Gary, IN	2.0	1.0	750	$1,150	$1.53	1d	1	1.32mi
4009 Kentucky St Gary, IN	4.0	1.0	1307	$1,595	$1.22	43d	1	1.35mi
4816 Massachusetts St Gary, IN	3.0	1.0	1024	$1,350	$1.32	15d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $129,900 Active 16 DOM
2. 2026-06-18
   price $129,900 Active 15 DOM
3. 2026-06-17
   days on market $139,900 Active 15 DOM
4. 2026-06-16
   days on market $139,900 Active 14 DOM
5. 2026-06-15
   days on market $139,900 Active 13 DOM
6. 2026-06-13
   days on market $139,900 Active 11 DOM
7. 2026-06-13
   days on market $139,900 Active 10 DOM
8. 2026-06-09
   days on market $139,900 Active 7 DOM
9. 2026-06-08
   status $139,900 Active 6 DOM
10. 2026-05-08
    status Pending 743-char remark
11. 2026-05-02
    listed $139,900 Active 743-char remark
12. 2026-05-01
    historical
13. 2026-04-22
    status Active
14. 2026-04-18
    status Pending
15. 2026-04-14
    price $139,900
16. 2026-02-05
    price $145,900
17. 2026-01-02
    listed $154,500 Active
18. 2026-01-01
    historical
19. 2025-11-21
    price $155,000
20. 2025-10-20
    price $159,000
21. 2025-10-03
    listed $169,900 Active
22. 2008-05-02
    listed $14,500
23. 2008-02-29
    historical
24. 2007-11-30
    listed $23,900
25. 2007-11-23
    historical
26. 2007-06-19
    listed $31,500
27. 2006-09-27
    historical
28. 2006-05-10
    listed $67,900
29. 2005-11-17
    listed $68,000

ⓘ 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: $1,171 · $98/mo
• Projected year-2 tax: $1,171 · $98/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 ≥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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,511
• − Mortgage interest: −$7,276
• − Property taxes: −$1,171
• − Insurance: −$650
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,779
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,810/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): 15,747
• Household income: $47,453
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 619.0

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 0.68)
• Race & ethnicity: Black 41% White 32% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 14% Puerto Rican 7%
• Common ancestry: Romanian 5% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 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: ▼ -72.08%
• Current HPI: 155.6238
• Rent YoY: —
• 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

+91.0% since first listed

22 events — show timeline

• 2026-06-18 Price Changed $129,900 NIRA MLS as Distributed by MLS Grid
• 2026-06-08 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-05-08 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-02 Listed $139,900 NIRA MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-04-22 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-04-18 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $139,900 NIRA MLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $145,900 NIRA MLS as Distributed by MLS Grid
• 2026-01-02 Listed $154,500 NIRA MLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $155,000 NIRA MLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $159,000 NIRA MLS as Distributed by MLS Grid
• 2025-10-03 Listed $169,900 NIRA MLS as Distributed by MLS Grid
• 2008-05-02 Listed $14,500 NIRA MLS as Distributed by MLS Grid
• 2008-02-29 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2007-11-30 Listed $23,900 NIRA MLS as Distributed by MLS Grid
• 2007-11-23 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2007-06-19 Listed $31,500 NIRA MLS as Distributed by MLS Grid
• 2006-09-27 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2006-05-10 Listed $67,900 NIRA MLS as Distributed by MLS Grid
• 2005-11-17 Listed $68,000 NIRA MLS as Distributed by MLS Grid

Property tax history

-10.4%/yr

Latest (2024): $1,171 · +0.7% YoY. Source: county tax records.