2131 Stanton Ave · Hammond, IN 46394

$199,999

3 bd · 1.5 ba · 1,620 sqft · SingleFamily public records · 6 Days on market

Built 1945 4,800 sqft lot Est $240k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Appreciation +8.3/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

If you are looking for the PERFECT INVESTORS SPECIAL LOCATED in the heart of HISTORIC ROBERTSDALE HAMMOND, then look no further. This Brick CAPE COD allows any HOUSE FLIPPER an automatic advantage because many of the major components do not need to be fixed or repaired. The furnace is 3 years old, composite front porch, updated bathroom, many of the windows are new and a roof that is less than 10 years old. The location makes it ideal for taking advantage of all the amenities the ROBERTSDALE/WHITING AREA has to offer such as Whihalla Beach, Pierogifest, WOLF LAKE- FESTIVAL OF THE LAKES, the dining and shopping of 119th St, not to mention easy access to CHICAGO. With inventory LOW, DON'T let

Key facts

• Updated bathroom
• New windows
• 4,800 sq ft lot

Tags

• COMPOSITE FRONT PORCH
• UPDATED BATHROOM
• NEW WINDOWS
• ROOF LESS THAN 10 YEARS OLD
• EASY ACCESS TO CHICAGO

Property features AI

Finance

• Financial info: Property currently vacant

Exterior

• Parking: Detached parking; On-street parking; Detached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Natural gas connected
• Home design: One-and-one-half story home; Built in 1945; Property listed as fixer condition
• Construction: Brick construction; Shingle roof; Has basement (unfinished)
• Exterior features: Front porch; Private yard with backyard fencing; Neighborhood view; Garage(s) on property; Aluminum-framed windows

Interior

• Kitchen: No appliances listed
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Hardwood; Vinyl; Linoleum
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace (1); Lower-level laundry; Unfinished basement; No additional interior amenities listed
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-15 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (20.4% below list).
• Recommended offer: $159k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#143 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A; Watch: health & safety D+, employment D, crime F.
• School City Of Hammond (suburban): math 8% / reading 18% proficiency, ranked #289 of 301 in IN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Benjamin Franklin Elementary Sch (math 8% / reading 12%, grade F, #921 of 994 statewide, top 94%, 283 students, 69% FRL).
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $13k appreciation (6.6% local appreciation)).
• Lake County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,270 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $239,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 Superior Ave	0.23mi	2/1.0 (-1)	1,620 (0%)	1mo	$220,000	$136	82
2035 Davis Ave	0.14mi	3/2.0	1,560 (-4%)	10mo	$275,000	$176	77
1944 Lincoln Ave	0.32mi	4/2.0 (+1)	1,618 (-0%)	11mo	$195,000	$121	69
2036 Atchison Ave	0.31mi	3/1.0	1,748 (+8%)	6mo	$273,000	$156	65
1938 Wespark Ave	0.26mi	3/2.5	1,729 (+7%)	9mo	$260,000	$150	65
1125 Benedict Ave	0.46mi	3/2.0	1,650 (+2%)	12mo	$245,000	$148	64
2031 Davidson Pl	0.60mi	2/1.5 (-1)	1,619 (-0%)	10mo	$199,900	$123	59
2009 Wespark Ave	0.22mi	4/1.5 (+1)	1,853 (+14%)	5mo	$305,000	$165	57
1916 Wespark Ave	0.31mi	4/2.0 (+1)	1,836 (+13%)	5mo	$235,000	$128	52
953 Pearl St	0.56mi	4/2.0 (+1)	1,674 (+3%)	12mo	$259,999	$155	52
1833 Sheridan Ave	0.67mi	4/1.0 (+1)	1,557 (-4%)	10mo	$185,000	$119	47
2027 1/2 Davidson Pl	0.61mi	3/1.0	1,396 (-14%)	3mo	$197,000	$141	44

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

Projected returns pro-forma

6.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 2.15×
• Total profit: $64,357
• Equity at exit: $133,793

10-year hold

• IRR: 16.3%
• Equity multiple: 4.36×
• Total profit: $188,233
• Equity at exit: $249,913

Cash invested: $56,000 (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 46394

• Home prices YoY: 2.1%
• Active inventory: 41
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$141 /mo · $1,687/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $-15

Break-even live

Break-even rent $1,611

Max offer price $197,433

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $42	+0% $-15	+5% $-71	+10% $-128
Rent	-10% $-140	-5% $-77	+0% $-15	+5% $48	+10% $111
Rate	-1.0pp $86	-0.5pp $36	base $-15	+0.5pp $-66	+1.0pp $-119

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
616 Burton Ct Whiting, IN	3.0	2.0	1620	$1,850	$1.14	0d	1	0.45mi

Listing history 7 events

1. 2026-06-18
   status $199,999 Pending 6 DOM
2. 2026-06-18
   days on market $199,999 Active 6 DOM
3. 2026-06-17
   days on market $199,999 Active 5 DOM
4. 2026-06-16
   days on market $199,999 Active 4 DOM
5. 2026-06-15
   days on market $199,999 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $199,999 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: $1,687 · $141/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: +$6/yr (+$1/mo · 0.4%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,112
• − Mortgage interest: −$11,203
• − Property taxes: −$1,687
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,818
• Taxable loss: −$3,654
• Est. tax savings @ 24.0%: +$877
• After-tax cash flow: $703/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: School City Of Hammond
• NCES district ID: 1804320
• Math proficiency: 8% ▼ -18.00%
• Reading proficiency: 18% ▼ -15.00%
• Median HH income: $39,970
• Composite: 11.11/100
• National rank: #9730
• State rank: #289 of 301 in IN

Livability — Hammond

• Score: 70/100
• State rank: #143
• US rank: #7343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hammond, IN
• County: Lake County · 422,878 people
• City population: 58,809
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 11,894
• Household income: $66,176
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 366.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 43% Two or more races 10% Black 7% Native American 4%
• Hispanic origin (detail): Mexican 38% Puerto Rican 5%
• Common ancestry: Romanian 12% Lithuanian 3% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 75% English-only · Spanish 23% Arabic 1%

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: ▲ 6.63%
• Current HPI: 327.0867
• 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

1 event — show timeline

• 2026-06-12 Listed $199,999 NIRA MLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2024): $1,687 · +7.4% YoY. Source: county tax records.