3379 CR 210 · Bass Lake, IN 46534

$497,500

5 bd · 2.5 ba · 2,674 sqft · MultiFamily public records · 39 Days on market

Built 1895 4,356 sqft lot $186/sqft · waterfront premium Est $430k · 16% over · waterfront

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

Key facts

• Lakefront lot
• Amazing views
• Sunset view

Tags

• LAKEFRONT LOT
• SUNSET VIEW
• PIER SELLS WITH PROPERTY
• EAST SIDE OF THE LAKE
• NORTH OF BASS LAKE RESORT
• AMAZING VIEWS

Property features AI

Finance

• Other: On-waterfront (lake front) with frontage on Bass Lake

Exterior

• Parking: Concrete parking
• Utilities: Private well water; Public sewer
• Home design: Single-family residence; Site-built home; 2 stories
• Construction: Aluminum siding; Concrete perimeter foundation; Rubber roof; Built area above grade: 2,674 (sq. ft. value provided)
• Exterior features: Deck; Waterfront lot on Bass Lake; Level lot

Interior

• Kitchen: Appliances not specified
• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Carpet flooring; No basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $498k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $498k).
• Recommended offer: $483k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.5% in Bass Lake — 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 61/100 on livability (#494 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, amenities F, commute F.
• Culver Community Schools Corporation (rural): math 27% / reading 35% proficiency, ranked #236 of 301 in IN (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Culver Elementary School (math 47% / reading 37%, grade F, #434 of 994 statewide, top 48%, 415 students, 63% FRL); Culver Community Middle/High Sch (math 18% / reading 32%, grade F, #323 of 369 statewide, top 88%, 425 students, 62% FRL) — zoned schools average 63% FRL vs 47% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 146 active listings in the ZIP; 58 units permitted in Starke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Starke County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $139k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $366k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $482,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (median comp): $429,691
• List price: $497,500
• Delta: 15.78%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.35×
• Total profit: $49,393
• Equity at exit: $74,179

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $209,960
• Equity at exit: $43,015

Cash invested: $139,300 (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 46534

• Home prices YoY: -19.2%
• Active inventory: 146
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $6,400 medium
• Mortgage (P&I): −$2,609
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$207
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,344
• Net cashflow: $2,044

Break-even live

Break-even rent $3,813

Max offer price $497,500

Occupancy floor 63%

Sensitivity live

Price	-10% $2,325	-5% $2,185	+0% $2,044	+5% $1,903	+10% $1,762
Rent	-10% $1,538	-5% $1,791	+0% $2,044	+5% $2,297	+10% $2,549
Rate	-1.0pp $2,294	-0.5pp $2,170	base $2,044	+0.5pp $1,915	+1.0pp $1,784

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$3,200
1× unit	3	1	$3,200
Total (2 units)			$6,400

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: $124,375
• Closing costs: $14,925
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $497,500 Active 39 DOM
2. 2026-06-19
   days on market $497,500 Active 37 DOM
3. 2026-06-18
   days on market $497,500 Active 36 DOM
4. 2026-06-17
   days on market $497,500 Active 35 DOM
5. 2026-06-16
   days on market $497,500 Active 34 DOM
6. 2026-06-15
   days on market $497,500 Active 33 DOM
7. 2026-06-14
   days on market $497,500 Active 31 DOM
8. 2026-06-12
   days on market $497,500 Active 30 DOM
9. 2026-06-09
   days on market $497,500 Active 27 DOM
10. 2026-06-08
    days on market $497,500 Active 26 DOM
11. 2026-06-07
    days on market $497,500 Active 25 DOM
12. 2026-06-07
    days on market $497,500 Active 24 DOM
13. 2026-06-02
    days on market $497,500 Active 20 DOM
14. 2026-06-01
    days on market $497,500 Active 19 DOM
15. 2026-05-31
    days on market $497,500 Active 18 DOM
16. 2026-05-30
    days on market $497,500 Active 17 DOM
17. 2026-05-11
    listed $497,500 Active 609-char remark
18. 2025-07-21
    soldstatus $366,000 Closed 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

19. 2025-06-18
    status Pending 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

20. 2025-05-14
    price $389,900 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

21. 2025-03-11
    price $409,900 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

22. 2025-01-03
    status Active 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

23. 2024-12-19
    historical Active Under Contract 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

24. 2024-12-19
    status Pending 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

25. 2024-11-01
    price $429,900 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

26. 2024-10-04
    price $450,000 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

27. 2024-09-13
    price $475,000 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

28. 2024-07-26
    listed $499,000 Active 592-char remark

    Show marketing remark (592 chars)

    LOCATION LOCATION LOCATION! A unique opportunity waterfront on Bass Lake! 70 FEET of lake front with this historic property currently set up as a duplex with zoning for local business. The lower-level is complete with kitchen, bathroom, sunroom, living room and two bedrooms! The upper-level unit boasts stunning lake views from the large sunroom and is complete with kitchen, bathroom, living room and 3 bedrooms! A large front desk makes for easy grilling and enjoying western sunsets! Schedule your showing today! Back on market at no fault to seller - buyer never submitted earnest money.

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $3,290 · $274/mo
• Expected delta: +$939/yr (+$78/mo · 39.9%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $76,800
• − Mortgage interest: −$27,868
• − Property taxes: −$2,351
• − Insurance: −$2,488
• − Repairs & maintenance: −$6,144
• − Management: −$6,144
• − Depreciation: −$14,473
• Taxable income: $17,333
• Est. tax owed @ 24.0%: −$4,160
• After-tax cash flow: $20,366/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: Culver Community Schools Corporation
• NCES district ID: 1802520
• Math proficiency: 27% ▼ -9.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $43,718
• Composite: 26.41/100
• National rank: #7227
• State rank: #236 of 301 in IN

Livability — Bass Lake

• Score: 61/100
• State rank: #494
• US rank: #17594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bass Lake, IN
• Population (ZIP): 11,029

Population outlook (Starke County) Hauer SSP2

• Today (2025): 21,860 people
• By 2030: 21,024 · -3.8%
• By 2040: 19,041 · -12.9%
• By 2050: 16,881 · -22.8%
• By 2075: 11,880 · -45.7%
• By 2100: 7,217 · -67.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Starke

• 2024 margin: Solid R (+52.0) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -55.3pp toward R · 2008: 3.2pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+46.8 2016: R+42.0 2012: R+10.6 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.15%
• Current HPI: 244.2216
• 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

-0.3% since first listed

12 events — show timeline

• 2026-05-11 Listed $497,500 IRMLS
• 2025-07-21 Sold (MLS) $366,000 NIRA MLS as Distributed by MLS Grid
• 2025-06-18 Pending — NIRA MLS as Distributed by MLS Grid
• 2025-05-14 Price Changed $389,900 NIRA MLS as Distributed by MLS Grid
• 2025-03-11 Price Changed $409,900 NIRA MLS as Distributed by MLS Grid
• 2025-01-03 Relisted — NIRA MLS as Distributed by MLS Grid
• 2024-12-19 Contingent — NIRA MLS as Distributed by MLS Grid
• 2024-12-19 Pending — NIRA MLS as Distributed by MLS Grid
• 2024-11-01 Price Changed $429,900 NIRA MLS as Distributed by MLS Grid
• 2024-10-04 Price Changed $450,000 NIRA MLS as Distributed by MLS Grid
• 2024-09-13 Price Changed $475,000 NIRA MLS as Distributed by MLS Grid
• 2024-07-26 Listed $499,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2024): $2,351 · +8.0% YoY. Source: county tax records.