929 N Oakwood St · Griffith, IN 46319

$215,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records

Built 1959 7,906 sqft lot Est $208k · at est.

---

Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +6.1/15.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Griffith location for this perfect starter home offered at a super affordable price! Why rent when this 3 bedroom home could be yours! Updated kitchen with brand new floor, plenty of cabinets and all the appliances remain. The main bath has just been remodeled with brand new tile, tub, vanity, toilet, flooring and lighting. Newer carpeting in living room, but there is also hardwood flooring under all the carpeting on the upper level. Nice big recreation room downstairs offers plenty of additional living space plus an unfinished area for all your storage needs. Many newer updates to include roof on home and garage, hot water heater, windows and furnace. Fully fenced yard, all appliances remain, including the freezer downstains and the seller is offering a 13 month home warranty for the buyer.

Key facts

• 7,906 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (30.3% below list).
• Recommended offer: $150k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#146 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Griffith Public Schools (suburban): math 31% / reading 38% proficiency, ranked #189 of 301 in IN (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elsie Wadsworth Elementary School (464 students, 57% FRL); Griffth Jr/Sr High School (math 32% / reading 62%, grade D-, #143 of 369 statewide, top 44%, 1,059 students, 55% FRL).
• Zoned-school proficiency averages 47% at this address vs 34% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Griffith Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 69 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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.
• Current owner paid $135k; list at $215k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,866 (30.3% 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 1959 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $208,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
926 N Glenwood Ave	0.03mi	3/1.5	1,041 (+8%)	12mo	$217,000	$208	73
947 N Wood St	0.29mi	3/1.0	1,040 (+8%)	1mo	$265,000	$255	71
913 N Dwiggins Ave	0.17mi	3/1.0	1,040 (+8%)	9mo	$202,500	$195	71
719 N Indiana St	0.47mi	3/1.0	1,008 (+5%)	2mo	$185,000	$184	68
814 N Indiana St	0.44mi	3/1.0	1,034 (+8%)	6mo	$215,000	$208	62
618 N Glenwood Ave	0.40mi	3/1.0	1,040 (+8%)	7mo	$180,000	$173	62
1144 N Wheeler St	0.30mi	3/1.5	1,092 (+14%)	7mo	$255,000	$234	55
813 N Broad St	0.59mi	2/1.0 (-1)	910 (-5%)	11mo	$225,000	$247	50
709 James Pl	0.47mi	3/1.5	1,100 (+15%)	5mo	$239,000	$217	48
807 N Rensselaer St	0.47mi	2/1.0 (-1)	1,064 (+11%)	10mo	$222,000	$209	46
416 N Colfax St	0.67mi	3/1.5	888 (-8%)	12mo	$198,000	$223	44
622 N Lafayette St	0.66mi	3/1.0	816 (-15%)	4mo	$187,000	$229	41

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-48,780
• Equity at exit: $32,057

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-60,507
• Equity at exit: $18,589

Cash invested: $60,200 (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 46319

• Home prices YoY: -25.5%
• Active inventory: 69
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-218

Break-even live

Break-even rent $1,775

Max offer price $176,413

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-158	+0% $-218	+5% $-279	+10% $-340
Rent	-10% $-337	-5% $-278	+0% $-218	+5% $-159	+10% $-100
Rate	-1.0pp $-110	-0.5pp $-164	base $-218	+0.5pp $-274	+1.0pp $-331

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 N Wheeler St Griffith, IN	1.0–2.0	1.0	870	$1,400	$1.61	0d	1	0.12mi
632 N Elmer St Apt C Griffith, IN 46319 Griffith, IN	2.0	1.0	870	$1,300	$1.49	0d	1	0.48mi
329 N Jay St Griffith, IN	2.0	1.0	832	$1,450	$1.74	14d	1	0.75mi
420 N Broad St Unit 1 Griffith, IN	2.0	1.0	825	$1,295	$1.57	0d	1	0.89mi
1818 Park West Blvd Griffith, IN	1.0–3.0	1.0–2.5	1230	$2,309	$1.88	0d	80	1.11mi

Listing history 2 events

1. 2026-06-02
   remarks 46-char remark
2. 2026-06-02
   listed $215,000 Pending

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,224 · $185/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 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: $17,984
• − Mortgage interest: −$12,043
• − Property taxes: −$2,224
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$6,255
• Taxable loss: −$6,490
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $-1,064/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: Griffith Public Schools
• NCES district ID: 1804170
• Math proficiency: 31% ▼ -15.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $54,808
• Composite: 30.37/100
• National rank: #6254
• State rank: #189 of 301 in IN

Livability — Griffith

• Score: 70/100
• State rank: #146
• US rank: #7400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Griffith, IN
• County: Lake County · 422,878 people
• City population: 17,847
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 17,847
• Household income: $74,662
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 504.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 17% Black 13% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Romanian 14% Iranian 4% Lithuanian 2%
• Foreign-born: 6% · Canada, Philippines, China
• Languages at home: 88% English-only · Spanish 9% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -95.17%
• Current HPI: 278.3139
• 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

+38.8% since first listed

7 events — show timeline

• 2026-06-02 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-06-02 Listed $215,000 NIRA MLS as Distributed by MLS Grid
• 2017-06-01 Sold (MLS) $135,000 NIRA MLS as Distributed by MLS Grid
• 2017-04-07 Listed $129,900 NIRA MLS as Distributed by MLS Grid
• 2009-05-29 Listed $129,900 NIRA MLS as Distributed by MLS Grid
• 2008-11-16 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2008-08-29 Listed $154,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2024): $2,224 · +6.6% YoY. Source: county tax records.