562 Roanoke Rd · Kingsford Heights, IN 46346

$160,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 19 Days on market

Built 1942 10,019 sqft lot Est $182k · 12% 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 +19.4/30.0
• ARV discount +13.0/15.0
• Appreciation +8.7/10.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wow, welcome to this adorable and completely renovated home. This 3 bed, 1 bath ranch has a full basement, an open concept living room/dining room and kitchen, a wonderful rec room with sliding glass door that leads to a patio and large, partially fenced yard and the rec room has a pass through opening to the kitchen. The tiled shower/tub has a brushed nickel waterfall shower panel - amazing!! Kitchen has beautiful granite countertops, new cabinets and stainless steel appliances. The main bedroom has a walk in closet with a sliding barn style door. The updates include: Flooring, drywall, trim, all doors and windows, garage door, roof, gutters, siding, water heater, HVAC, lighting and landscaping. The 1.5 car detached garage has new siding and roof as well. Take a look today as this one will not last!

Key facts

• Updated bath
• New carpet
• Newer appliances

Tags

• NEW CARPET
• UPDATED BATH
• GRANITE COUNTERTOPS
• NEWER APPLIANCES
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT

Property features AI

Exterior

• Parking: Detached 2-car garage (approximately 440 sqft)
• Utilities: Municipal sewer connection; Public and private water available; Natural gas available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Full foundation
• Exterior features: No fence; Lot under 1/4 acre (0.23 acre)

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Painted woodwork; Daylight basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/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 $151k (5.9% below list).
• Recommended offer: $151k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.8% in Kingsford Heights — 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 65/100 on livability (#336 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, schools D, amenities 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: 36 active listings in the ZIP; 216 units permitted in LaPorte County in 2024 (75 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (7.3% local appreciation)).
• LaPorte County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,614 (5.9% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $182,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Grayton Rd	0.46mi	3/1.0	1,047 (+2%)	2mo	$195,000	$186	73
320 Knox Rd	0.23mi	2/2.0 (-1)	1,050 (+2%)	8mo	$80,101	$76	70
3729 Nordway Rd	0.43mi	3/1.5	960 (-6%)	8mo	$183,000	$191	60
285 S Ivanhoe Rd	0.35mi	3/2.0	1,152 (+12%)	2mo	$212,500	$184	57
3706 Malvern Rd	0.33mi	3/2.0	1,166 (+14%)	2mo	$211,000	$181	56
3612 Malvern Rd	0.27mi	3/2.0	1,155 (+13%)	9mo	$204,991	$177	55
3724 Nordway Rd	0.34mi	3/2.0	1,155 (+13%)	6mo	$189,991	$164	54
3701 Malvern Rd	0.27mi	3/2.0	1,155 (+13%)	10mo	$205,991	$178	54
3704 Malvern Rd	0.38mi	3/2.0	1,155 (+13%)	11mo	$206,000	$178	48
509 Fernway Rd	0.49mi	3/2.0	1,155 (+13%)	7mo	$199,991	$173	46
3719 Nordway Rd	0.49mi	3/2.0	1,155 (+13%)	7mo	$194,991	$169	46
604 Grayton Rd	0.53mi	3/1.5	1,152 (+12%)	10mo	$203,000	$176	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.57×
• Total profit: $70,505
• Equity at exit: $114,300

10-year hold

• IRR: 20.6%
• Equity multiple: 5.38×
• Total profit: $196,035
• Equity at exit: $220,294

Cash invested: $44,800 (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 46346

• Home prices YoY: 2.4%
• Active inventory: 36
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,506 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $180

Break-even live

Break-even rent $1,279

Max offer price $160,000

Occupancy floor 83%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $160,000 Active 19 DOM
2. 2026-06-18
   days on market $160,000 Active 18 DOM
3. 2026-06-17
   days on market $160,000 Active 17 DOM
4. 2026-06-16
   days on market $160,000 Active 16 DOM
5. 2026-06-15
   days on market $160,000 Active 15 DOM
6. 2026-06-14
   remarks 545-char remark
7. 2026-06-14
   listed $160,000 Active 13 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: $1,252 · $104/mo
• Projected year-2 tax: $1,306 · $109/mo
• Expected delta: +$54/yr (+$4/mo · 4.3%)

ⓘ 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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,074
• − Mortgage interest: −$8,962
• − Property taxes: −$1,252
• − Insurance: −$800
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$4,655
• Taxable loss: −$487
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,274/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 — Kingsford Heights

• Score: 65/100
• State rank: #336
• US rank: #12996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsford Heights, IN
• City population: 1,313
• Population (ZIP): 1,313

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 (76%)
• Race & ethnicity: White 76% Two or more races 12% Hispanic / Latino 9% Black 7%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1% Other Asian/Pacific 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: ▲ 7.33%
• Current HPI: 308.0461
• Rent YoY: —
• Metro: —
• 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

+272.1% since first listed

19 events — show timeline

• 2026-06-14 Relisted — MIBOR as Distributed by MLS Grid
• 2026-06-14 Price Changed $160,000 MIBOR as Distributed by MLS Grid
• 2026-06-14 Price Changed $165,000 MIBOR as Distributed by MLS Grid
• 2026-06-05 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-06-05 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-08 Listed $160,000 IRMLS
• 2026-05-07 Listed $160,000 MIBOR as Distributed by MLS Grid
• 2023-06-05 Sold (MLS) $150,000 NIRA MLS as Distributed by MLS Grid
• 2023-06-01 Pending — NIRA MLS as Distributed by MLS Grid
• 2023-05-12 Contingent — NIRA MLS as Distributed by MLS Grid
• 2023-05-09 Listed $146,900 NIRA MLS as Distributed by MLS Grid
• 2022-04-18 Sold (MLS) $20,000 NIRA MLS as Distributed by MLS Grid
• 2022-02-24 Pending — NIRA MLS as Distributed by MLS Grid
• 2022-02-16 Contingent — NIRA MLS as Distributed by MLS Grid
• 2022-02-08 Price Changed $28,000 NIRA MLS as Distributed by MLS Grid
• 2022-01-06 Price Changed $37,000 NIRA MLS as Distributed by MLS Grid
• 2021-12-13 Price Changed $38,000 NIRA MLS as Distributed by MLS Grid
• 2021-10-26 Listed $28,000 IRMLS
• 2021-10-19 Listed $43,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+11.5%/yr

Latest (2024): $1,252 · +697.7% YoY. Source: county tax records.