117 N Calumet Ave · Michigan City, IN 46360

$159,000

3 bd · 1.0 ba · 898 sqft · SingleFamily public records · 13 Days on market

Built 1949 6,300 sqft lot Est $145k · 10% over

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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 +16.6/30.0
• DSCR +5.2/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this updated 3-bedroom, 1-bath home full basement, featuring fresh finishes, living area, and a detached 1-car garage. The remodeled kitchen offers modern cabinetry, ample counter space, and an open flow into the dining area, making everyday living and entertaining easy. Enjoy hardwood floors in the bedrooms, an updated bathroom, and plenty of natural light throughout. Outside, you'll find a fully fenced backyard with room for pets, play, gardening, or summer gatherings.

Key facts

• Remodeled kitchen
• Hardwood floors
• 6,300 sq ft lot

Tags

• REMODELED KITCHEN
• HARDWOOD FLOORS
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Vacant at time of listing

Exterior

• Parking: Garage with 1 space; Alley access; On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: One level; Built in 1949
• Construction: Asphalt roof; Has basement (unfinished)
• Exterior features: Neighborhood view; Asphalt roof

Interior

• Kitchen: Gas range
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: Recessed lighting; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $138k (13.2% below list).
• Recommended offer: $138k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,947 (13.2% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
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: 0.87% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $144,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 N Calumet Ave	0.03mi	3/1.0	864 (-4%)	1mo	$125,000	$145	91
111 Grove St	0.20mi	3/1.0	884 (-2%)	4mo	$160,000	$181	85
205 N Ashland Ave	0.09mi	2/2.0 (-1)	888 (-1%)	3mo	$118,500	$133	83
119 Dewey St	0.25mi	2/1.0 (-1)	940 (+5%)	0mo	$137,000	$146	75
613 N Ashland Ave	0.44mi	3/1.0	929 (+4%)	2mo	$152,000	$164	72
216 N Calumet Ave	0.09mi	2/1.5 (-1)	952 (+6%)	9mo	$55,000	$58	71
610 Davidson Ave	0.46mi	3/1.0	840 (-6%)	3mo	$135,000	$161	66
722 N Carroll Ave	0.46mi	3/1.0	825 (-8%)	3mo	$125,000	$152	63
1115 Springland Ave	0.47mi	3/1.0	800 (-11%)	1mo	$165,000	$206	59
314 Cloud St	0.61mi	2/1.0 (-1)	864 (-4%)	5mo	$165,000	$191	56
213 Emma St	0.24mi	2/1.0 (-1)	768 (-14%)	9mo	$109,000	$142	52
715 Pearl St	0.70mi	2/1.0 (-1)	953 (+6%)	0mo	$168,750	$177	52

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: -7.2%
• Equity multiple: 0.72×
• Total profit: $-12,327
• Equity at exit: $23,707

10-year hold

• IRR: 7.4%
• Equity multiple: 1.68×
• Total profit: $30,239
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$834
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $97

Break-even live

Break-even rent $1,256

Max offer price $159,000

Occupancy floor 88%

Sensitivity live

Price	-10% $187	-5% $142	+0% $97	+5% $52	+10% $7
Rent	-10% $-12	-5% $43	+0% $97	+5% $152	+10% $206
Rate	-1.0pp $177	-0.5pp $138	base $97	+0.5pp $56	+1.0pp $14

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 N Woodland Ave Michigan City, IN	3.0	1.0	1112	$1,395	$1.25	44d	1	0.15mi
1810 E Barker Ave Michigan City, IN	1.0–2.0	1.0	900	$1,250	$1.39	44d	1	0.28mi
614 N Calumet Ave Michigan City, IN	3.0	1.0	825	$1,450	$1.76	44d	1	0.44mi
121 S Porter St Unit A Michigan City, IN	2.0	2.0	1050	$925	$0.88	44d	1	0.48mi
910 S Carroll Ave Michigan City, IN	2.0–3.0	2.0	1187	$1,600	$1.35	44d	3	0.76mi

Listing history 12 events

1. 2026-06-19
   days on market $159,000 Active 13 DOM
2. 2026-06-18
   days on market $159,000 Active 12 DOM
3. 2026-06-17
   days on market $159,000 Active 11 DOM
4. 2026-06-16
   days on market $159,000 Active 10 DOM
5. 2026-06-15
   days on market $159,000 Active 9 DOM
6. 2026-06-14
   days on market $159,000 Active 7 DOM
7. 2026-06-13
   days on market $159,000 Active 6 DOM
8. 2026-06-10
   days on market $159,000 Active 4 DOM
9. 2026-06-09
   days on market $159,000 Active 3 DOM
10. 2026-06-08
    days on market $159,000 Active 2 DOM
11. 2026-06-07
    remarks 491-char remark
12. 2026-06-07
    listed $159,000 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: $1,110 · $92/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$121/yr (+$10/mo · 10.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°F today · 15 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: $16,554
• − Mortgage interest: −$8,906
• − Property taxes: −$1,110
• − Insurance: −$795
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,625
• Taxable loss: −$1,532
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $1,534/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

1 event — show timeline

• 2026-06-06 Listed $159,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+48.1%/yr

Latest (2024): $1,110 · -3.3% YoY. Source: county tax records.