3401 Vermont St · Gary, IN 46409

$29,000

2 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 16 Days on market

Built 1912 7,405 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Appreciation +3.0/10.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

This 2 bedroom house has great potential for a flip or rental or primary residence. Handyman's special!

Key facts

• 7,405 sq ft lot
• Built 1912
• Listed 15 days

Property features AI

Finance

• Other: Vacant occupancy

Exterior

• Utilities: Public water; Electric service listed as other; Sewer: unknown
• Home design: One-story property; Built in 1912; Fixer condition
• Construction: Has basement (unfinished)
• Exterior features: Neighborhood view

Interior

• Kitchen: No appliances listed
• Bedrooms: Two bedrooms including a primary bedroom
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No notable built-in interior features listed; Unfinished basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 42.7% vs local median 9.1% in Gary — 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 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: Rents rising fast (+4.8%/yr); 76 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).
• This rent runs 36% of the median local income ($45k/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 $200 of loan paydown is wiped out by about $870 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.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,565 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — 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. 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?
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: 4.66% ✓
• Cap rate: 42.73%
• Cash-on-cash: 130.12%
• DSCR: 6.79
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $100,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3537 Virginia St	0.29mi	3/1.0 (+1)	1,252 (+0%)	7mo	$85,000	$68	75
3608 Virginia St	0.37mi	2/1.0	1,115 (-11%)	1mo	$36,500	$33	64
3412 Delaware St	0.40mi	2/1.0	1,215 (-3%)	16mo	$185,000	$152	63
3603 Mississippi St	0.46mi	3/1.5 (+1)	1,280 (+2%)	17mo	$111,000	$87	54
3538 Maryland St	0.37mi	3/1.5 (+1)	1,216 (-3%)	22mo	$55,700	$46	53
3788 Swift St	0.63mi	3/2.0 (+1)	1,236 (-1%)	9mo	$238,000	$193	52
3460 Delaware St	0.41mi	3/2.0 (+1)	1,161 (-7%)	18mo	$90,000	$78	46
3804 Virginia St	0.57mi	3/1.0 (+1)	1,295 (+4%)	23mo	$14,200	$11	43
3616 Delaware St	0.48mi	2/1.0	1,394 (+12%)	23mo	$99,000	$71	39
3525 Delaware St	0.40mi	3/1.5 (+1)	1,092 (-13%)	18mo	$87,500	$80	38
1436 E 39th Ave	0.67mi	3/1.5 (+1)	1,392 (+11%)	6mo	$121,000	$87	38
3786 Alabama St	0.67mi	3/1.0 (+1)	1,428 (+14%)	7mo	$185,000	$130	34

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 · 4.85% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.64×
• Total profit: $53,953
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 17.03×
• Total profit: $130,158
• Equity at exit: $2,507

Cash invested: $8,120 (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 46409

• Home prices YoY: -2.0%
• Rents YoY: 4.8%
• Active inventory: 76
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$152
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $880

Break-even live

Break-even rent $237

Max offer price $29,000

Occupancy floor 30%

Sensitivity live

Price	-10% $897	-5% $889	+0% $880	+5% $872	+10% $864
Rent	-10% $774	-5% $827	+0% $880	+5% $934	+10% $987
Rate	-1.0pp $895	-0.5pp $888	base $880	+0.5pp $873	+1.0pp $865

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3395 Pennsylvania St Gary, IN	3.0	1.0	1300	$1,495	$1.15	0d	1	0.45mi
3820 Colbourne St Hobart, IN	3.0	2.0	1209	$1,695	$1.40	45d	1	0.98mi
3612 Van Buren St Gary, IN	3.0	1.0	1534	$1,600	$1.04	0d	1	1.13mi
3708 Harrison St Gary, IN	3.0	1.5	904	$1,400	$1.55	3d	1	1.21mi
4416 Vermont Ct Gary, IN	3.0	1.0	1162	$1,350	$1.16	45d	1	1.24mi
2425 Prospect St Gary, IN	3.0	1.0	1051	$1,400	$1.33	0d	1	1.29mi
4456 Connecticut St Gary, IN	3.0	1.0	1044	$1,300	$1.25	4d	1	1.38mi
4430 Broadway Gary, IN	3.0	1.0	1200	$1,250	$1.04	0d	1	1.41mi
2306 Vermont St Gary, IN	3.0	1.5	1200	$1,300	$1.08	0d	1	1.41mi
4208 Jackson St Gary, IN	3.0	1.0	1411	$1,350	$0.96	45d	1	1.42mi
4018 Tyler St Gary, IN	3.0	1.0	880	$1,350	$1.53	0d	1	1.42mi
2315 Industrial Blvd Gary, IN	2.0	1.0	989	$950	$0.96	5d	1	1.44mi
2315 Industrial Blvd Unit B Gary, IN	3.0	1.0	989	$1,150	$1.16	0d	1	1.44mi
2315 Industrial Blvd Gary, IN	2.0	1.0	989	$950	$0.96	0d	1	1.44mi
3449 Buchanan St Gary, IN	3.0	1.0	1301	$1,395	$1.07	45d	1	1.45mi
2300 Maryland St Gary, IN	2.0	1.0	900	$1,000	$1.11	20d	1	1.48mi

Listing history 11 events

1. 2026-06-21
   days on market $29,000 Active 16 DOM
2. 2026-06-18
   days on market $29,000 Active 13 DOM
3. 2026-06-17
   days on market $29,000 Active 12 DOM
4. 2026-06-16
   days on market $29,000 Active 11 DOM
5. 2026-06-15
   days on market $29,000 Active 10 DOM
6. 2026-06-13
   days on market $29,000 Active 8 DOM
7. 2026-06-13
   days on market $29,000 Active 7 DOM
8. 2026-06-09
   days on market $29,000 Active 4 DOM
9. 2026-06-08
   days on market $29,000 Active 3 DOM
10. 2026-06-07
    remarks 103-char remark
11. 2026-06-07
    listed $29,000 Active 2 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: $276 · $23/mo
• Projected year-2 tax: $276 · $23/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,217
• − Mortgage interest: −$1,624
• − Property taxes: −$276
• − Insurance: −$145
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$844
• Taxable income: $10,733
• Est. tax owed @ 24.0%: −$2,576
• After-tax cash flow: $7,990/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): 7,184
• Household income: $44,667
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 516.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% Two or more races 17% Hispanic / Latino 14% White 11%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5%
• Common ancestry: Iranian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -3.91%
• Current HPI: 190.6724
• Rent YoY: ▲ 4.85%
• 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

+45.7% since first listed

5 events — show timeline

• 2026-06-04 Listed $29,000 NIRA MLS as Distributed by MLS Grid
• 2013-05-28 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2006-08-30 Listed $42,400 NIRA MLS as Distributed by MLS Grid
• 2006-08-30 Sold (MLS) $42,400 NIRA MLS as Distributed by MLS Grid
• 2002-04-06 Listed $19,900 NIRA MLS as Distributed by MLS Grid

Property tax history

-16.6%/yr

Latest (2024): $276 · -11.8% YoY. Source: county tax records.