611 W 9th St · Michigan City, IN 46360

$99,500

3 bd · 1.0 ba · 1,538 sqft · SingleFamily public records · 79 Days on market

Built 1870 5,427 sqft lot $65/sqft · 36% below area Est $157k · 36% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller financing available. Remodeling started. New furnace and framing done. Great single-family rental or flip. Huge corner lot.

Key facts

• New furnace
• Huge corner lot
• 5,427 sq ft lot

Tags

• NEW FURNACE
• HUGE CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.7% in Michigan City — 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 81/100 on livability (#15 in IN, #1,317 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities D-.
• Michigan City Area Schools (urban): math 23% / reading 28% proficiency, ranked #262 of 301 in IN (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+9.7%/yr); 371 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 216 units permitted in LaPorte County in 2024 (75 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/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 $688 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 + 8.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $70k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.4

CMA / ARV

• ARV (median comp): $156,641
• List price: $99,500
• Delta: -36.48%
• 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
607 W Ripley St	0.32mi	2/1.0 (-1)	1,546 (+0%)	3mo	$97,000	$63	76
1109 Manhattan St	0.17mi	4/1.0 (+1)	1,584 (+3%)	7mo	$75,000	$47	76
1818 Elston St	0.53mi	3/1.0	1,592 (+4%)	5mo	$115,000	$72	65
1802 Washington St	0.58mi	3/2.0	1,468 (-5%)	1mo	$210,000	$143	61
123 Detroit St	0.47mi	3/2.0	1,464 (-5%)	7mo	$182,000	$124	61
1919 Elston St	0.60mi	2/2.0 (-1)	1,532 (-0%)	4mo	$159,900	$104	59
1627 Tennessee St	0.44mi	4/2.0 (+1)	1,612 (+5%)	11mo	$211,500	$131	54
234 Douglas Ave	0.59mi	3/2.0	1,400 (-9%)	1mo	$40,000	$29	53
408 Hoyt St	0.71mi	4/1.5 (+1)	1,527 (-1%)	8mo	$95,000	$62	52
1930 Tennessee St	0.66mi	4/1.5 (+1)	1,596 (+4%)	5mo	$170,000	$107	52
102 Grant Ave	0.42mi	3/2.0	1,344 (-13%)	10mo	$100,000	$74	47
422 Douglas Ave	0.54mi	4/2.0 (+1)	1,768 (+15%)	8mo	$199,900	$113	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 1.95×
• Total profit: $26,597
• Equity at exit: $14,836

10-year hold

• IRR: 33.1%
• Equity multiple: 4.76×
• Total profit: $104,735
• Equity at exit: $8,603

Cash invested: $27,860 (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 46360

• Rents YoY: 9.7%
• Active inventory: 371
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$522
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $543

Break-even live

Break-even rent $851

Max offer price $99,500

Occupancy floor 60%

Sensitivity live

Price	-10% $599	-5% $571	+0% $543	+5% $515	+10% $487
Rent	-10% $421	-5% $482	+0% $543	+5% $604	+10% $664
Rate	-1.0pp $593	-0.5pp $568	base $543	+0.5pp $517	+1.0pp $491

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1303 Buffalo St Unit 1 Michigan City, IN	3.0	1.0	1700	$1,700	$1.00	44d	1	0.23mi
416 E 9th St Unit 2 Michigan City, IN	3.0	2.0	1400	$1,325	$0.95	44d	1	0.63mi
934 Henry St Michigan City, IN	3.0	1.0	1100	$1,250	$1.14	44d	1	1.02mi
121 S Porter St Unit A Michigan City, IN	2.0	2.0	1050	$925	$0.88	44d	1	1.29mi
3581 Hampden Rd Michigan City, IN	4.0	1.0	1120	$2,000	$1.79	44d	1	1.37mi

Listing history 29 events

1. 2026-06-17
   status $99,500 Pending 79 DOM
2. 2026-06-17
   days on market $99,500 Active 79 DOM
3. 2026-06-16
   days on market $99,500 Active 78 DOM
4. 2026-06-15
   days on market $99,500 Active 77 DOM
5. 2026-06-14
   days on market $99,500 Active 75 DOM
6. 2026-06-13
   days on market $99,500 Active 74 DOM
7. 2026-06-10
   days on market $99,500 Active 72 DOM
8. 2026-06-09
   days on market $99,500 Active 71 DOM
9. 2026-06-08
   days on market $99,500 Active 70 DOM
10. 2026-06-07
    days on market $99,500 Active 69 DOM
11. 2026-06-03
    days on market $99,500 Active 65 DOM
12. 2026-06-02
    days on market $99,500 Active 64 DOM
13. 2026-06-01
    days on market $99,500 Active 63 DOM
14. 2026-05-31
    days on market $99,500 Active 62 DOM
15. 2026-05-30
    days on market $99,500 Active 61 DOM
16. 2026-03-30
    listed $99,500 Active 130-char remark

    Show marketing remark (130 chars)

    Seller financing available. Remodeling started. New furnace and framing done. Great single-family rental or flip. Huge corner lot.

17. 2026-03-15
    historical
18. 2025-03-15
    listed $99,500 Active
19. 2025-03-01
    historical
20. 2024-07-28
    listed $99,500 Active
21. 2021-07-23
    soldstatus $70,000
22. 2021-06-02
    historical
23. 2021-05-21
    listed $79,000
24. 2020-06-09
    listed $69,900
25. 2019-10-23
    historical
26. 2019-04-22
    listed $69,900
27. 2002-07-12
    soldstatus $13,000
28. 2001-07-06
    historical
29. 2000-10-11
    listed $25,000

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,306 · $109/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 14 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: $18,456
• − Mortgage interest: −$5,574
• − Property taxes: −$1,306
• − Insurance: −$498
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$2,895
• Taxable income: $5,231
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $5,260/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: Michigan City Area Schools
• NCES district ID: 1806570
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 28% ▼ -10.00%
• Median HH income: $42,629
• Composite: 21.76/100
• National rank: #8257
• State rank: #262 of 301 in IN

Livability — Michigan City

• Score: 81/100
• State rank: #15
• US rank: #1317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Michigan City, IN
• County: La Porte County · 88,580 people
• City population: 43,817
• Metro: Michigan City-La Porte, IN
• Population (ZIP): 43,817
• Household income: $59,266
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1152.0

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 (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 11% Lithuanian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -210.27%
• Current HPI: 206.0882
• Rent YoY: ▲ 9.72%
• 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

+298.0% since first listed

14 events — show timeline

• 2026-03-30 Listed $99,500 NIRA MLS as Distributed by MLS Grid
• 2026-03-15 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-03-15 Listed $99,500 NIRA MLS as Distributed by MLS Grid
• 2025-03-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2024-07-28 Listed $99,500 NIRA MLS as Distributed by MLS Grid
• 2021-07-23 Sold (MLS) $70,000 NIRA MLS as Distributed by MLS Grid
• 2021-06-02 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2021-05-21 Listed $79,000 NIRA MLS as Distributed by MLS Grid
• 2020-06-09 Listed $69,900 NIRA MLS as Distributed by MLS Grid
• 2019-10-23 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2019-04-22 Listed $69,900 NIRA MLS as Distributed by MLS Grid
• 2002-07-12 Sold (Public Records) $13,000 Public Records
• 2001-07-06 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2000-10-11 Listed $25,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+16.6%/yr

Latest (2024): $1,306 · +0.0% YoY. Source: county tax records.