694 Rega Ave #694 · Lake Station, IN 46342

$55,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 217 Days on market

Manufactured home Built 2026 Good condition 7,000 sqft lot $41/sqft · 24% below area Est $72k · 24% under $600/mo HOA · 41% of rent

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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 +28.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Schools +2.5/10.0
• Manufactured-home adj. -6.3

Listing remarks MLS

Welcome home to the most amazing floorplan, the kitchen has a large island with built in bookshelf, with plenty of room for a table. 3 Bedroom ' 2 Bath ' 1250 Sq Ft ' Fully Remodeled ' Built in 2018 Master suite on one end of the home for complete prvac The living room is open to the kitchen so you never miss a family moment. The laundry room is just off the rear door with a gas & electric dryer connection. The master suite is located on one end of the home with a huge master bedroom, large bright sunny windows, an oversized walk in closet and amazing master bath, with walk in linen closet, His & Her's vanity and mirrors and bathtub shower combo. Just off the living room is built in linen closet and second full bathroom with bathtub shower combo. The other two bedrooms are located at the rear of the home with large walk in closets and maintenance free new flooring. This home is situated on a great lot with room to build a larger deck, plant a garden or place some pavers for a perfect BBQ spot. A brand new storage shed is included in the sale of this home. The land is not included in the sale, the home is on leased land in Ravinia Pines, Hobart, IN. Site Rent: $600 includes trash removal & recycling.

Key facts

• Built in bookshelf
• Laundry room
• Large island

Tags

• LARGE ISLAND
• BUILT IN BOOKSHELF
• OPEN TO THE KITCHEN
• LAUNDRY ROOM
• HUGE MASTER BEDROOM
• OVERSIZED WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 5.8% in Lake Station — 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 63/100 on livability (#411 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• River Forest Community School Corporation (suburban): math 17% / reading 30% proficiency, ranked #268 of 301 in IN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John I Meister Elementary School (math 17% / reading 32%, grade F, #762 of 994 statewide, top 78%, 346 students, 87% FRL); River Forest Middle School (math 10% / reading 26%, grade F, #279 of 330 statewide, top 86%, 379 students, 87% FRL); River Forest High School (math 12% / reading 52%, grade F, #295 of 369 statewide, top 82%, 532 students, 83% FRL).
• Market conditions: Rents rising fast (+5.6%/yr); 370 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 5.6% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 2.66% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.66%
• DSCR: 1.61
• GRM: 3.1

CMA / ARV

• ARV (median comp): $72,000
• List price: $55,000
• Delta: -23.61%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 N Lake Park Ave	0.76mi	3/2.0	1,344 (0%)	0mo	$235,000	$175	65
140 N Guyer St	1.09mi	3/1.5	1,346 (+0%)	0mo	$176,000	$131	63
133 N Delaware St	1.02mi	2/1.0 (-1)	1,344 (0%)	0mo	$205,000	$153	56
200 N Kelly St	1.29mi	2/2.0 (-1)	1,387 (+3%)	0mo	$255,000	$184	54
3344 Jasper St	0.41mi	3/1.0	1,160 (-14%)	0mo	$170,000	$147	54
2740 Elkhart St	1.14mi	4/1.0 (+1)	1,324 (-2%)	0mo	$132,000	$100	53
518 Cressmoor Blvd	0.42mi	3/2.5	1,601 (+19%)	0mo	$269,990	$169	53
2863 Benton St	1.19mi	3/2.0	1,485 (+10%)	0mo	$289,900	$195	48
2861 Benton St	1.19mi	3/2.0	1,485 (+10%)	0mo	$293,597	$198	47
114 Beverly Ln	1.22mi	3/2.0	1,140 (-15%)	0mo	$229,900	$202	40
1011 Marquette Rd	1.22mi	3/1.5	1,064 (-21%)	0mo	$195,000	$183	38
205 S Wisconsin St	1.31mi	2/1.0 (-1)	1,136 (-16%)	0mo	$166,000	$146	31

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 · 5.63% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.43×
• Total profit: $6,618
• Equity at exit: $8,201

10-year hold

• IRR: 23.3%
• Equity multiple: 3.53×
• Total profit: $38,933
• Equity at exit: $4,755

Cash invested: $15,400 (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 →

Active competition Active MLS

• For sale now: 20 active
• Median asking: $67,500 ($55/sqft)
• Median days on market: 88 d
• This list price: 45% of active listings are priced below it
• ARV vs active asking: -2.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46342

• Rents YoY: 5.6%
• Active inventory: 370
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$600
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $175

Break-even live

Break-even rent $1,241

Max offer price $55,000

Occupancy floor 83%

Sensitivity live

Price	-10% $213	-5% $194	+0% $175	+5% $156	+10% $137
Rent	-10% $60	-5% $118	+0% $175	+5% $233	+10% $291
Rate	-1.0pp $203	-0.5pp $189	base $175	+0.5pp $161	+1.0pp $147

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 W 37th Ave Unit 48 Hobart, IN	2.0	1.0	1000	$1,200	$1.20	93d	1	0.33mi
600 W 39th Pl Hobart, IN	3.0	3.0	1601	$2,615	$1.63	8d	1	0.47mi
600 W 39th Pl Hobart, IN	3.0	3.0	1601	$2,515	$1.57	15d	1	0.47mi
600 W 39th Pl Hobart, IN	3.0	3.0	1601	$2,615	$1.63	41d	1	0.47mi
600 W 39th Pl Hobart, IN	3.0	3.0	1601	$2,615	$1.63	0d	1	0.47mi
123 Arthur Ave Hobart, IN	2.0	1.0	1565	$1,500	$0.96	0d	1	0.48mi
621 W 39th Pl Hobart, IN	1.0–2.0	1.0–1.5	1050	$1,540	$1.47	0d	4	0.52mi
234 W 39th Pl Hobart, IN	3.0	3.0	1601	$2,515	$1.57	0d	1	0.57mi
416 Van Buren Ave Hobart, IN	3.0	1.0	1085	$1,395	$1.29	50d	1	0.61mi
333 Neringa Ln Hobart, IN	1.0–3.0	1.0–2.0	1009	$1,780	$1.76	0d	10	0.83mi
2955 DeKalb St Lake Station, IN	3.0	2.0	924	$1,395	$1.51	0d	1	0.87mi
3753 Englehart St Lake Station, IN	3.0	1.0	1224	$1,450	$1.18	46d	1	1.21mi
1421 High St Unit 2W Hobart, IN	2.0	1.0	950	$1,200	$1.26	69d	1	1.42mi

HOA detail $600/mo · $7,200/yr

• Likely covers: trashgaselectric

Listing history 50 events

1. 2026-08-08
   days on market $55,000 Active 217 DOM
2. 2026-08-06
   days on market $55,000 Active 215 DOM
3. 2026-08-05
   days on market $55,000 Active 214 DOM
4. 2026-08-04
   days on market $55,000 Active 213 DOM
5. 2026-08-03
   days on market $55,000 Active 212 DOM
6. 2026-07-31
   days on market $55,000 Active 209 DOM
7. 2026-07-30
   days on market $55,000 Active 208 DOM
8. 2026-07-30
   days on market $55,000 Active 207 DOM
9. 2026-07-28
   days on market $55,000 Active 206 DOM
10. 2026-07-26
    days on market $55,000 Active 204 DOM
11. 2026-07-24
    days on market $55,000 Active 202 DOM
12. 2026-07-23
    days on market $55,000 Active 201 DOM
13. 2026-07-22
    days on market $55,000 Active 200 DOM
14. 2026-07-21
    days on market $55,000 Active 199 DOM
15. 2026-07-20
    days on market $55,000 Active 198 DOM
16. 2026-07-18
    days on market $55,000 Active 196 DOM
17. 2026-07-18
    days on market $55,000 Active 195 DOM
18. 2026-07-16
    days on market $55,000 Active 194 DOM
19. 2026-07-15
    days on market $55,000 Active 193 DOM
20. 2026-07-14
    days on market $55,000 Active 192 DOM
21. 2026-07-13
    days on market $55,000 Active 191 DOM
22. 2026-07-13
    days on market $55,000 Active 190 DOM
23. 2026-07-11
    days on market $55,000 Active 189 DOM
24. 2026-07-10
    days on market $55,000 Active 188 DOM
25. 2026-07-09
    days on market $55,000 Active 187 DOM
26. 2026-07-07
    days on market $55,000 Active 185 DOM
27. 2026-07-06
    days on market $55,000 Active 184 DOM
28. 2026-07-06
    days on market $55,000 Active 183 DOM
29. 2026-07-05
    days on market $55,000 Active 182 DOM
30. 2026-07-03
    days on market $55,000 Active 181 DOM
31. 2026-07-02
    days on market $55,000 Active 180 DOM
32. 2026-07-01
    days on market $55,000 Active 179 DOM
33. 2026-06-30
    days on market $55,000 Active 178 DOM
34. 2026-06-29
    days on market $55,000 Active 177 DOM
35. 2026-06-28
    days on market $55,000 Active 176 DOM
36. 2026-06-27
    days on market $55,000 Active 175 DOM
37. 2026-06-26
    days on market $55,000 Active 174 DOM
38. 2026-06-24
    days on market $55,000 Active 172 DOM
39. 2026-06-22
    days on market $55,000 Active 170 DOM
40. 2026-06-21
    days on market $55,000 Active 169 DOM
41. 2026-06-18
    days on market $55,000 Active 166 DOM
42. 2026-06-17
    days on market $55,000 Active 165 DOM
43. 2026-06-16
    days on market $55,000 Active 164 DOM
44. 2026-06-15
    days on market $55,000 Active 163 DOM
45. 2026-06-13
    days on market $55,000 Active 161 DOM
46. 2026-06-13
    days on market $55,000 Active 160 DOM
47. 2026-06-09
    days on market $55,000 Active 157 DOM
48. 2026-06-08
    days on market $55,000 Active 156 DOM
49. 2026-06-07
    days on market $55,000 Active 155 DOM
50. 2026-06-04
    days on market $55,000 Active 152 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,551
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − HOA: −$7,200
• − Depreciation: −$1,600
• Taxable income: $1,762
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $1,681/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $6,720–$20,160 screening

This home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is move-in ready. Consider painting the interior walls, updating the flooring in the bathrooms, adding a smart thermostat, and upgrading the kitchen appliances to further increase its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve the look and feel of the bathrooms. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort for potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary John I Meister Elementary School F IN #762/994 Nat'l #30,133/41,679 Middle River Forest Middle School F IN #279/330 Nat'l #12,096/14,009 High River Forest High School F IN #295/369 Nat'l #10,416/17,239

Schools (NCES district)

• District: River Forest Community School Corporation
• NCES district ID: 1804620
• Math proficiency: 17% ▼ -18.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $38,317
• Composite: 19.65/100
• National rank: #8738
• State rank: #268 of 301 in IN

C Composite livability gradescore 63/100

Livability — Lake Station

• Score: 63/100
• State rank: #411
• US rank: #14929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Station, IN
• County: Lake County · 484,026 people
• City population: 12,184
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 32,224
• Household income: $75,521
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 21% Two or more races 10% Black 10% Asian 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 5%
• Common ancestry: Romanian 11% Iranian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 87% English-only · Spanish 9% Russian/Polish/Slavic 2% Chinese 1%

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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: ▼ -167.01%
• Current HPI: 260.2635
• Rent YoY: ▲ 5.63%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

• 2026-01-04 Listed $55,000 Zillow