111 Noble St · La Porte, IN 46350

$89,900

5 bd · 2.5 ba · 2,608 sqft · SingleFamily public records · 2 Days on market

Built 1920 4,941 sqft lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Dem Bones, Dem Bones, Dem Dry Bones. .. and what beautiful bones this home has. With over 2,100 sq ft of living space across three floors, this turn of the century charmer is loaded with potential. Featuring 5 bedrooms and 1.5 baths, the numbers make sense -- the ROI opportunity here is incredible. Original woodwork, hardwood floors, pocket doors, and tall ceilings showcase the craftsmanship of the era, offering the perfect foundation for restoration or reimagination. Whether you're a handy owner occupant looking to build sweat equity or an investor seeking your next value add project, this property is ready for its next chapter. A true fixer upper with character, space, and upside. CASH ON

Key facts

• Pocket doors
• Tall ceilings
• Original woodwork

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• POCKET DOORS
• TALL CEILINGS

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Three or more levels; Built in 1920; Fixer condition
• Construction: Originally built in 1920
• Exterior features: Neighborhood view

Interior

• Kitchen: Pantry; Appliances: Other
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Bedroom 5
• Flooring: Carpet; Linoleum; Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crown molding; Pantry; High ceilings; Basement storage space; Has basement
• Laundry & utility: Basement storage (utility area possible)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 15.7% vs local median 3.7% in La Porte — 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 74/100 on livability (#81 in IN, #4,852 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, commute F, employment F.
• Laporte Community School Corporation (urban): math 37% / reading 44% proficiency, ranked #139 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 260 active listings in the ZIP; 216 units permitted in LaPorte County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• LaPorte 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.83% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.71%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $279,056
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Jefferson Ave	0.50mi	5/2.0	2,586 (-1%)	0mo	$280,000	$108	73
1112 Michigan Ave	0.27mi	5/2.0	2,702 (+4%)	8mo	$235,000	$87	73
1207 Michigan Ave	0.26mi	4/3.0 (-1)	2,728 (+5%)	5mo	$269,500	$99	69
1524 Monroe St	0.38mi	5/2.0	2,345 (-10%)	1mo	$250,000	$107	63
1612 Richards St	0.67mi	4/2.0 (-1)	2,600 (-0%)	3mo	$318,500	$123	59
706 Detroit St	0.20mi	4/2.0 (-1)	2,260 (-13%)	4mo	$152,000	$67	58
305 C St	0.54mi	5/2.0	2,401 (-8%)	4mo	$235,000	$98	56
216 B St	0.49mi	5/2.0	2,862 (+10%)	7mo	$295,000	$103	53
105 Warwick St	0.39mi	4/3.0 (-1)	2,699 (+4%)	22mo	$295,000	$109	51
502 C St	0.65mi	4/2.0 (-1)	2,280 (-13%)	12mo	$260,000	$114	32

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: 29.0%
• Equity multiple: 2.21×
• Total profit: $30,475
• Equity at exit: $13,404

10-year hold

• IRR: 36.4%
• Equity multiple: 4.36×
• Total profit: $84,556
• Equity at exit: $7,773

Cash invested: $25,172 (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 46350

• Active inventory: 260
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,644 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $707

Break-even live

Break-even rent $749

Max offer price $89,900

Occupancy floor 52%

Sensitivity live

Price	-10% $758	-5% $733	+0% $707	+5% $682	+10% $656
Rent	-10% $577	-5% $642	+0% $707	+5% $772	+10% $837
Rate	-1.0pp $752	-0.5pp $730	base $707	+0.5pp $684	+1.0pp $660

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   status $89,900 Pending 2 DOM
2. 2026-06-15
   days on market $89,900 Active 2 DOM
3. 2026-06-14
   remarks 699-char remark
4. 2026-06-14
   listed $89,900 Active 1 DOM

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,733
• − Mortgage interest: −$5,036
• − Property taxes: −$997
• − Insurance: −$450
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$2,615
• Taxable income: $7,478
• Est. tax owed @ 24.0%: −$1,795
• After-tax cash flow: $6,690/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: Laporte Community School Corporation
• NCES district ID: 1805580
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $46,761
• Composite: 34.58/100
• National rank: #5162
• State rank: #139 of 301 in IN

Livability — La Porte

• Score: 74/100
• State rank: #81
• US rank: #4852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Porte, IN
• County: La Porte County · 88,580 people
• City population: 44,763
• Metro: Michigan City-La Porte, IN
• Population (ZIP): 44,763
• Household income: $74,307
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 835.0

Population outlook (LaPorte County) Hauer SSP2

• Today (2025): 109,757 people
• By 2030: 108,288 · -1.3%
• By 2040: 105,070 · -4.3%
• By 2050: 102,330 · -6.8%
• By 2075: 97,009 · -11.6%
• By 2100: 86,459 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Iranian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · LaPorte

• 2024 margin: R (+14.1) · D 42.1% · R 56.2% · Other 1.7%
• 2008→2024 swing: -19.1pp toward R · 2008: 5.0pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+7.2 2016: R+6.4 2012: D+12.6 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.94%
• Current HPI: 209.2564
• Rent YoY: —
• Metro: Michigan City-La Porte, IN
• 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

• 2026-06-13 Listed $89,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2024): $997 · +0.4% YoY. Source: county tax records.