726-1 Imperial Rd · South Haven, IN 46385

$204,999

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 83 Days on market

Built 1963 6,969 sqft lot $214/sqft · 6% below area Est $218k · 6% under

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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 +20.5/30.0
• ARV discount +10.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming ranch featuring 3 beds and 1 bath, ideal for a starter home or for those looking to downsize. This well-maintained home offers a functional layout with comfortable living space and easy single-level living. Conveniently located with quick access to major highways, making commuting throughout Northwest Indiana and nearby areas simple. Just minutes from downtown Valparaiso, where residents enjoy a vibrant community atmosphere with local shops, restaurants, parks, and year-round events at Central Park Plaza. The area is also home to Valparaiso University, which contributes to the city's cultural events, dining options, and community activities!

Key facts

• Charming ranch
• Functional layout
• Single-level living

Tags

• CHARMING RANCH
• FUNCTIONAL LAYOUT
• SINGLE-LEVEL LIVING
• QUICK ACCESS TO MAJOR HIGHWAYS
• LOCAL SHOPS
• RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $187k (9.0% below list).
• Recommended offer: $187k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 6.3% in South Haven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#119 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Portage Township Schools (suburban): math 26% / reading 36% proficiency, ranked #221 of 301 in IN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 379 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 542 units permitted in Porter County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Porter County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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.

Recommended offer $186,585 (9.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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. 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: 0.91% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $218,463
• List price: $204,999
• Delta: -6.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Imperial Rd	0.03mi	3/1.0	960 (0%)	1mo	$228,000	$238	98
733-1 Imperial Rd	0.09mi	3/1.0	960 (0%)	3mo	$190,000	$198	93
729 Imperial Rd	0.07mi	3/1.0	960 (0%)	4mo	$228,000	$238	93
719 Imperial Rd	0.02mi	3/1.0	960 (0%)	8mo	$222,000	$231	93
730-1 Juniper Rd	0.11mi	3/1.0	960 (0%)	2mo	$184,000	$192	93
714 Juniper Rd	0.12mi	3/1.0	960 (0%)	3mo	$200,000	$208	92
732 Imperial Rd	0.10mi	3/1.0	960 (0%)	10mo	$232,000	$242	87
767 Fremont Rd	0.43mi	3/1.0	960 (0%)	0mo	$215,000	$224	79
707-1 Fremont Rd	0.24mi	3/1.0	1,008 (+5%)	7mo	$184,900	$183	74
716 Fremont Rd	0.16mi	3/1.5	1,064 (+11%)	7mo	$209,900	$197	66
317 Midway Dr	0.51mi	3/1.5	1,008 (+5%)	5mo	$210,000	$208	62
387 W 700 N	0.40mi	3/1.5	1,064 (+11%)	6mo	$165,000	$155	57

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-16,227
• Equity at exit: $30,566

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $7,467
• Equity at exit: $17,725

Cash invested: $57,400 (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 46385

• Active inventory: 379
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $268

Break-even live

Break-even rent $1,526

Max offer price $204,999

Occupancy floor 81%

Sensitivity live

Price	-10% $384	-5% $326	+0% $268	+5% $210	+10% $152
Rent	-10% $121	-5% $195	+0% $268	+5% $342	+10% $416
Rate	-1.0pp $372	-0.5pp $321	base $268	+0.5pp $215	+1.0pp $161

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 N State Road 149 Valparaiso, IN	3.0	1.0	1008	$1,650	$1.64	2d	1	0.55mi
678 Dearborn Rd Unit B Valparaiso, IN	2.0	1.5	1000	$1,395	$1.40	11d	1	0.58mi
374 Raritan Dr Valparaiso, IN	3.0	1.0	960	$1,800	$1.88	11d	1	0.67mi
778 Capitol Rd Valparaiso, IN	4.0	1.5	1114	$1,895	$1.70	17d	1	0.70mi
3471 Sunnyside Dr Portage, IN	1.0–2.0	1.0–2.0	1083	$1,940	$1.79	2d	11	1.45mi

Listing history 18 events

1. 2026-06-04
   status $204,999 Pending 83 DOM
2. 2026-06-03
   days on market $204,999 Active 83 DOM
3. 2026-06-02
   days on market $204,999 Active 82 DOM
4. 2026-06-01
   days on market $204,999 Active 81 DOM
5. 2026-05-31
   days on market $204,999 Active 80 DOM
6. 2026-04-14
   price $204,999 679-char remark

   Show marketing remark (679 chars)

   Welcome home to this charming ranch featuring 3 beds and 1 bath, ideal for a starter home or for those looking to downsize. This well-maintained home offers a functional layout with comfortable living space and easy single-level living. Conveniently located with quick access to major highways, making commuting throughout Northwest Indiana and nearby areas simple. Just minutes from downtown Valparaiso, where residents enjoy a vibrant community atmosphere with local shops, restaurants, parks, and year-round events at Central Park Plaza. The area is also home to Valparaiso University, which contributes to the city's cultural events, dining options, and community activities!

7. 2026-03-12
   listed $210,000 Active 679-char remark

   Show marketing remark (679 chars)

   Welcome home to this charming ranch featuring 3 beds and 1 bath, ideal for a starter home or for those looking to downsize. This well-maintained home offers a functional layout with comfortable living space and easy single-level living. Conveniently located with quick access to major highways, making commuting throughout Northwest Indiana and nearby areas simple. Just minutes from downtown Valparaiso, where residents enjoy a vibrant community atmosphere with local shops, restaurants, parks, and year-round events at Central Park Plaza. The area is also home to Valparaiso University, which contributes to the city's cultural events, dining options, and community activities!

8. 2025-05-30
   soldstatus $197,000 Closed 425-char remark

   Show marketing remark (425 chars)

   Great 3 bedroom 1 bath ranch with 1.5 car detached garage! Large front patio leads to spacious living room with laminate flooring that extends to the hall & 3 bedrooms, kitchen features lots of oak cabinets & new flooring, laundry room has added shelving - new flooring & door to back patio & detached garage, remodeled bath, new furnace in 2015 and C/A in 2019, vinyl windows, fence and so much more!

9. 2025-05-09
   status Pending 425-char remark

   Show marketing remark (425 chars)

   Great 3 bedroom 1 bath ranch with 1.5 car detached garage! Large front patio leads to spacious living room with laminate flooring that extends to the hall & 3 bedrooms, kitchen features lots of oak cabinets & new flooring, laundry room has added shelving - new flooring & door to back patio & detached garage, remodeled bath, new furnace in 2015 and C/A in 2019, vinyl windows, fence and so much more!

10. 2025-05-01
    historical Active Under Contract 425-char remark

    Show marketing remark (425 chars)

    Great 3 bedroom 1 bath ranch with 1.5 car detached garage! Large front patio leads to spacious living room with laminate flooring that extends to the hall & 3 bedrooms, kitchen features lots of oak cabinets & new flooring, laundry room has added shelving - new flooring & door to back patio & detached garage, remodeled bath, new furnace in 2015 and C/A in 2019, vinyl windows, fence and so much more!

11. 2025-04-25
    price $199,900 425-char remark

    Show marketing remark (425 chars)

    Great 3 bedroom 1 bath ranch with 1.5 car detached garage! Large front patio leads to spacious living room with laminate flooring that extends to the hall & 3 bedrooms, kitchen features lots of oak cabinets & new flooring, laundry room has added shelving - new flooring & door to back patio & detached garage, remodeled bath, new furnace in 2015 and C/A in 2019, vinyl windows, fence and so much more!

12. 2025-02-11
    price $204,900 425-char remark

    Show marketing remark (425 chars)

    Great 3 bedroom 1 bath ranch with 1.5 car detached garage! Large front patio leads to spacious living room with laminate flooring that extends to the hall & 3 bedrooms, kitchen features lots of oak cabinets & new flooring, laundry room has added shelving - new flooring & door to back patio & detached garage, remodeled bath, new furnace in 2015 and C/A in 2019, vinyl windows, fence and so much more!

13. 2024-12-31
    listed $209,900 Active 425-char remark

    Show marketing remark (425 chars)

    Great 3 bedroom 1 bath ranch with 1.5 car detached garage! Large front patio leads to spacious living room with laminate flooring that extends to the hall & 3 bedrooms, kitchen features lots of oak cabinets & new flooring, laundry room has added shelving - new flooring & door to back patio & detached garage, remodeled bath, new furnace in 2015 and C/A in 2019, vinyl windows, fence and so much more!

14. 2019-02-27
    soldstatus $149,900
15. 2019-01-03
    listed $149,900
16. 2017-01-17
    soldstatus $134,900
17. 2016-11-18
    listed $134,900
18. 2009-02-18
    listed $89,900

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,142 · $95/mo
• Expected delta: +$600/yr (+$50/mo · 110.6%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,390
• − Mortgage interest: −$11,483
• − Property taxes: −$542
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$5,964
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $3,270/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: Portage Township Schools
• NCES district ID: 1809150
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 36% ▼ -10.00%
• Median HH income: $53,880
• Composite: 27.37/100
• National rank: #6978
• State rank: #221 of 301 in IN

Livability — South Haven

• Score: 72/100
• State rank: #119
• US rank: #6424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Haven, IN
• County: Porter County · 151,647 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 40,856
• Household income: $98,957
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 304.0

Population outlook (Porter County) Hauer SSP2

• Today (2025): 177,804 people
• By 2030: 181,552 · +2.1%
• By 2040: 185,830 · +4.5%
• By 2050: 187,498 · +5.5%
• By 2075: 189,585 · +6.6%
• By 2100: 183,722 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Porter

• 2024 margin: R (+10.5) · D 43.8% · R 54.3% · Other 1.8%
• 2008→2024 swing: -17.7pp toward R · 2008: 7.2pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+6.1 2016: R+6.8 2012: D+3.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.11%
• Current HPI: 201.7039
• Rent YoY: —
• 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

+128.0% since first listed

13 events — show timeline

• 2026-04-14 Price Changed $204,999 NIRA MLS as Distributed by MLS Grid
• 2026-03-12 Listed $210,000 NIRA MLS as Distributed by MLS Grid
• 2025-05-30 Sold (MLS) $197,000 NIRA MLS as Distributed by MLS Grid
• 2025-05-09 Pending — NIRA MLS as Distributed by MLS Grid
• 2025-05-01 Contingent — NIRA MLS as Distributed by MLS Grid
• 2025-04-25 Price Changed $199,900 NIRA MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $204,900 NIRA MLS as Distributed by MLS Grid
• 2024-12-31 Listed $209,900 NIRA MLS as Distributed by MLS Grid
• 2019-02-27 Sold (MLS) $149,900 NIRA MLS as Distributed by MLS Grid
• 2019-01-03 Listed $149,900 NIRA MLS as Distributed by MLS Grid
• 2017-01-17 Sold (MLS) $134,900 NIRA MLS as Distributed by MLS Grid
• 2016-11-18 Listed $134,900 NIRA MLS as Distributed by MLS Grid
• 2009-02-18 Listed $89,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+21.8%/yr

Latest (2024): $542 · +12.8% YoY. Source: county tax records.