730 Clinton St · Gary, IN 46406

$110,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 79 Days on market

Built 1961 6,098 sqft lot $109/sqft · 71% above area

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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 +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks MLS

Charming Fully Renovated Ranch - Must See!! Welcome to a stunning three-bedroom, one-bathroom ranch home that perfectly combines modern living with comfort. This beautifully renovated gem boasts a large living room, adjacent to the open-concept kitchen. Step inside to discover new floors in the kitchen and throughout the common areas and bedrooms. This owner is offering all 8 income generating properties in their portfolio as a single package deal, creating a rare chance to acquire immediate cash flow, established tenants, and built in scale from day one. Perfect for investors looking to expand rapidly, streamline management, or secure a high performing rental portfolio in one transaction. This property does not have to be sold as a package it can be sold as a single sale.

Key facts

• 6,098 sq ft lot
• Built 1961
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

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: 54 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $1k appreciation (1.3% 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 (1.3% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.90%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (median comp): $64,460
• List price: $110,000
• Delta: 70.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Clinton St	0.11mi	3/1.0	1,008 (0%)	3mo	$28,000	$28	92
738 Mount St	0.31mi	2/1.0 (-1)	967 (-4%)	8mo	$95,000	$98	67
286 Gerry St	0.54mi	3/1.0	1,023 (+2%)	12mo	$40,000	$39	63
308 Hamlin St	0.62mi	3/1.5	1,015 (+1%)	11mo	$125,000	$123	59
395 Matthews St	0.56mi	2/1.0 (-1)	966 (-4%)	9mo	$40,000	$41	54
771 Durbin St	0.29mi	2/1.5 (-1)	864 (-14%)	2mo	$65,000	$75	54
1075 Mount St	0.54mi	3/1.0	884 (-12%)	2mo	$70,000	$79	52
4838 W 6th Ave	0.43mi	2/1.0 (-1)	1,134 (+12%)	6mo	$130,000	$115	49
565 Porter St	0.55mi	3/1.0	912 (-10%)	13mo	$80,000	$88	48
1168 Hovey St	0.71mi	2/1.0 (-1)	931 (-8%)	4mo	$42,000	$45	46
973 Williams St	0.72mi	2/1.0 (-1)	916 (-9%)	1mo	$55,000	$60	45
1044 Hobart St	0.73mi	3/1.0	925 (-8%)	8mo	$65,000	$70	45

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

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.80×
• Total profit: $24,551
• Equity at exit: $39,031

10-year hold

• IRR: 18.6%
• Equity multiple: 3.31×
• Total profit: $70,999
• Equity at exit: $53,033

Cash invested: $30,800 (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 46406

• Home prices YoY: 0.9%
• Active inventory: 54
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $331

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 71%

Sensitivity live

Price	-10% $407	-5% $369	+0% $331	+5% $293	+10% $255
Rent	-10% $222	-5% $276	+0% $331	+5% $386	+10% $440
Rate	-1.0pp $386	-0.5pp $359	base $331	+0.5pp $303	+1.0pp $274

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
743 Hanley St Gary, IN	3.0	1.0	800	$1,350	$1.69	0d	1	0.22mi
1043 Mount St Gary, IN	3.0	1.0	750	$1,200	$1.60	0d	1	0.51mi
395 Porter St Gary, IN	4.0	2.0	1472	$1,700	$1.15	7d	1	0.67mi
4232 W 20th Ave Gary, IN	4.0	1.0	925	$1,395	$1.51	22d	1	1.33mi
4061 W 20th Pl Gary, IN	3.0	1.0	925	$1,450	$1.57	0d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   statusdays on market $110,000 Pending 79 DOM
2. 2026-06-18
   days on market $110,000 Active 78 DOM
3. 2026-06-17
   days on market $110,000 Active 77 DOM
4. 2026-06-16
   days on market $110,000 Active 76 DOM
5. 2026-06-15
   days on market $110,000 Active 75 DOM
6. 2026-06-13
   days on market $110,000 Active 73 DOM
7. 2026-06-13
   days on market $110,000 Active 72 DOM
8. 2026-06-10
   price $110,000 Active 69 DOM
9. 2026-06-09
   days on market $119,000 Active 69 DOM
10. 2026-06-08
    days on market $119,000 Active 68 DOM
11. 2026-06-07
    pricedays on market $119,000 Active 67 DOM
12. 2026-06-04
    days on market $139,500 Active 64 DOM
13. 2026-06-03
    days on market $139,500 Active 63 DOM
14. 2026-06-02
    days on market $139,500 Active 62 DOM
15. 2026-06-01
    days on market $139,500 Active 61 DOM
16. 2026-05-31
    days on market $139,500 Active 60 DOM
17. 2026-04-01
    listed $139,500 Active 783-char remark

    Show marketing remark (783 chars)

    Charming Fully Renovated Ranch - Must See!! Welcome to a stunning three-bedroom, one-bathroom ranch home that perfectly combines modern living with comfort. This beautifully renovated gem boasts a large living room, adjacent to the open-concept kitchen. Step inside to discover new floors in the kitchen and throughout the common areas and bedrooms. This owner is offering all 8 income generating properties in their portfolio as a single package deal, creating a rare chance to acquire immediate cash flow, established tenants, and built in scale from day one. Perfect for investors looking to expand rapidly, streamline management, or secure a high performing rental portfolio in one transaction. This property does not have to be sold as a package it can be sold as a single sale.

18. 2024-12-13
    soldstatus $105,000 Closed 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

19. 2024-11-21
    status Pending 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

20. 2024-10-28
    price $111,000 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

21. 2024-10-15
    price $113,000 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

22. 2024-09-19
    status Active 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

23. 2024-09-19
    price $115,000 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

24. 2024-09-18
    price $65,000 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

25. 2024-07-23
    price $115,900 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

26. 2024-07-23
    price $115,000 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

27. 2024-07-23
    price $115,900 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

28. 2024-07-23
    price $115,000 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

29. 2024-07-23
    historical 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

30. 2024-06-05
    listed $65,000 Active 197-char remark

    Show marketing remark (197 chars)

    Inside is ALL NEW!! Move-in ready!! 3 Bedrooms, 1 full bathroom. New flooring, freshly painted. Kitchen features soft close cabinets with quartz counter tops! Schedule your private showing today!!

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

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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,575
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,200
• Taxable income: $2,362
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,406/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
• City population: 63,701
• Population (ZIP): 8,513

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 21% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▲ 1.26%
• Current HPI: 147.0732
• 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

+114.6% since first listed

14 events — show timeline

• 2026-04-01 Listed $139,500 NIRA MLS as Distributed by MLS Grid
• 2024-12-13 Sold (MLS) $105,000 NIRA MLS as Distributed by MLS Grid
• 2024-11-21 Pending — NIRA MLS as Distributed by MLS Grid
• 2024-10-28 Price Changed $111,000 NIRA MLS as Distributed by MLS Grid
• 2024-10-15 Price Changed $113,000 NIRA MLS as Distributed by MLS Grid
• 2024-09-19 Relisted — NIRA MLS as Distributed by MLS Grid
• 2024-09-19 Price Changed $115,000 NIRA MLS as Distributed by MLS Grid
• 2024-09-18 Price Changed $65,000 NIRA MLS as Distributed by MLS Grid
• 2024-07-23 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2024-07-23 Price Changed $115,000 NIRA MLS as Distributed by MLS Grid
• 2024-07-23 Price Changed $115,900 NIRA MLS as Distributed by MLS Grid
• 2024-07-23 Price Changed $115,000 NIRA MLS as Distributed by MLS Grid
• 2024-07-23 Price Changed $115,900 NIRA MLS as Distributed by MLS Grid
• 2024-06-05 Listed $65,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2019): $60 · +0.0% YoY. Source: county tax records.