4391 Taney St · Ross, IN 46408

$35,000

1 bd · 1.0 ba · 819 sqft · SingleFamily public records · 35 Days on market

Built 1943 ↓ 18% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a quiet country-type atmosphere? This petite one bedroom could be for you! Situated on a spacious 90 ft lot in Calumet Township in need of T. L. C. ! Needs rehabber, furnace has been removed. Fannie Mae owned - sold as is.

Key facts

• Built 1943
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lake Ridge New Tech Schools (suburban): math 11% / reading 20% proficiency, ranked #287 of 301 in IN (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $242 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. 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: 2.79% ✓
• Cap rate: 24.80%
• Cash-on-cash: 66.11%
• DSCR: 3.94
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $90,909
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3132 W 45th Ave	0.23mi	2/1.0 (+1)	900 (+10%)	13mo	$159,900	$178	57
4380 Roosevelt Pl	0.41mi	2/1.0 (+1)	714 (-13%)	20mo	$79,000	$111	37
4790 Roosevelt St	0.71mi	2/1.0 (+1)	920 (+12%)	8mo	$67,000	$73	35
4518 Arthur St	0.69mi	2/1.0 (+1)	897 (+10%)	16mo	$49,500	$55	34

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: 65.4%
• Equity multiple: 3.93×
• Total profit: $28,722
• Equity at exit: $5,219

10-year hold

• IRR: 69.7%
• Equity multiple: 8.07×
• Total profit: $69,323
• Equity at exit: $3,026

Cash invested: $9,800 (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 46408

• Home prices YoY: -31.6%
• Active inventory: 104
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $978 high
• Mortgage (P&I): −$184
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $540

Break-even live

Break-even rent $294

Max offer price $35,000

Occupancy floor 40%

Sensitivity live

Price	-10% $560	-5% $550	+0% $540	+5% $530	+10% $520
Rent	-10% $463	-5% $501	+0% $540	+5% $578	+10% $617
Rate	-1.0pp $557	-0.5pp $549	base $540	+0.5pp $531	+1.0pp $522

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 W 45th Ave #2 Gary, IN	2.0	1.0	850	$950	$1.12	23d	1	0.30mi
2410 W 45th Ave Unit 1 Gary, IN	2.0	1.0	850	$895	$1.05	23d	1	0.30mi
1220 W 41st Ave Gary, IN	—	1.0	650	$695	$1.07	11d	1	1.13mi
4170 Fillmore St Gary, IN	2.0	1.0	720	$950	$1.32	20d	1	1.17mi
4040 Fillmore St Gary, IN	2.0	1.0	1000	$1,000	$1.00	11d	1	1.22mi
3777 Lincoln St Gary, IN	2.0	1.0	800	$1,150	$1.44	0d	1	1.24mi

Listing history 16 events

1. 2026-06-16
   days on market $35,000 Active 35 DOM
2. 2026-06-15
   days on market $35,000 Active 34 DOM
3. 2026-06-13
   days on market $35,000 Active 32 DOM
4. 2026-06-13
   days on market $35,000 Active 31 DOM
5. 2026-06-09
   days on market $35,000 Active 28 DOM
6. 2026-06-08
   days on market $35,000 Active 27 DOM
7. 2026-06-07
   days on market $35,000 Active 26 DOM
8. 2026-06-04
   days on market $35,000 Active 23 DOM
9. 2026-06-03
   days on market $35,000 Active 22 DOM
10. 2026-06-02
    days on market $35,000 Active 21 DOM
11. 2026-06-01
    days on market $35,000 Active 20 DOM
12. 2026-05-31
    days on market $35,000 Active 19 DOM
13. 2026-05-12
    listed $35,000 Active
14. 2004-02-02
    listed $11,900 234-char remark

    Show marketing remark (234 chars)

    Looking for a quiet country-type atmosphere? This petite one bedroom could be for you! Situated on a spacious 90 ft lot in Calumet Township in need of T. L. C. ! Needs rehabber, furnace has been removed. Fannie Mae owned - sold as is.

15. 2001-09-12
    historical
16. 2001-06-11
    listed $42,900

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $412 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,731
• − Mortgage interest: −$1,961
• − Property taxes: −$412
• − Insurance: −$175
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$1,018
• Taxable income: $6,289
• Est. tax owed @ 24.0%: −$1,509
• After-tax cash flow: $4,969/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: Lake Ridge New Tech Schools
• NCES district ID: 1805460
• Math proficiency: 11% ▼ -18.00%
• Reading proficiency: 20% ▼ -9.00%
• Median HH income: $34,568
• Composite: 12.67/100
• National rank: #9607
• State rank: #287 of 301 in IN

Livability — Ross

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ross, IN
• County: Lake County · 422,878 people
• City population: 15,571
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 15,747
• Household income: $47,453
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 619.0

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 0.68)
• Race & ethnicity: Black 41% White 32% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 14% Puerto Rican 7%
• Common ancestry: Romanian 5% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 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: ▼ -72.08%
• Current HPI: 155.6238
• 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

-18.4% since first listed

4 events — show timeline

• 2026-05-12 Listed $35,000 FSBO.com
• 2004-02-02 Listed $11,900 NIRA MLS as Distributed by MLS Grid
• 2001-09-12 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2001-06-11 Listed $42,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2024): $412 · +6.9% YoY. Source: county tax records.