123 Laurel St · La Porte, IN 46350

$100,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 5 Days on market

Built 1977 5,500 sqft lot Est $157k · 36% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits this 3br 1ba ranch home featuring a full basement. This property offers a strong potential for renovation and value-add. ideal for investors seeking their next fix and flip or rental. The basement provides additional storage or future finishing possibilities.

Key facts

• Full basement
• Additional storage
• 5,500 sq ft lot

Tags

• FULL BASEMENT
• ADDITIONAL STORAGE
• FUTURE FINISHING POSSIBILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.4% vs local median 3.7% in La Porte — 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 74/100 on livability (#81 in IN, #4,852 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F, employment F.
• Laporte Community School Corporation (urban): math 37% / reading 44% proficiency, ranked #139 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hailmann Elementary School (math 42% / reading 42%, grade F, #434 of 994 statewide, top 48%, 343 students, 74% FRL); Kesling Intermediate School (math 36% / reading 39%, grade F, #146 of 330 statewide, top 46%, 903 students, 61% FRL); Laporte High School (math 34% / reading 57%, 1,875 students, 54% FRL) — zoned schools average 63% FRL vs 44% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 263 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 216 units permitted in LaPorte County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• LaPorte 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.21%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $157,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Cable St	0.23mi	3/1.0	1,080 (+12%)	8mo	$154,000	$143	62
610 E Maple Ave	0.59mi	2/1.0 (-1)	992 (+3%)	3mo	$122,500	$123	59
518 Grove St	0.26mi	2/1.5 (-1)	1,084 (+13%)	0mo	$182,500	$168	59
205 Lawrence St	0.50mi	2/1.0 (-1)	1,022 (+6%)	4mo	$165,000	$161	58
309 Cable St	0.24mi	2/1.0 (-1)	816 (-15%)	9mo	$66,500	$81	51
703 Niles St	0.64mi	2/1.0 (-1)	1,034 (+8%)	3mo	$170,000	$164	50
505 Ottoson St	0.68mi	3/1.0	864 (-10%)	4mo	$145,000	$168	48
503 Woodson St	0.54mi	2/1.0 (-1)	1,050 (+9%)	9mo	$157,750	$150	46
125 Warsaw St	0.35mi	2/1.0 (-1)	819 (-15%)	11mo	$148,000	$181	45
310 Planett St	0.59mi	2/1.0 (-1)	824 (-14%)	4mo	$160,000	$194	41
610 Bond St	0.53mi	2/1.0 (-1)	820 (-15%)	8mo	$75,000	$91	39
407 Ottoson St	0.65mi	2/1.0 (-1)	864 (-10%)	13mo	$179,000	$207	37

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,827
• Equity at exit: $14,910

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $44,160
• Equity at exit: $8,646

Cash invested: $28,000 (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 46350

• Active inventory: 263
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$48 /mo · $577/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $425

Break-even live

Break-even rent $777

Max offer price $100,000

Occupancy floor 63%

Sensitivity live

Price	-10% $481	-5% $453	+0% $425	+5% $397	+10% $368
Rent	-10% $321	-5% $373	+0% $425	+5% $477	+10% $529
Rate	-1.0pp $475	-0.5pp $450	base $425	+0.5pp $399	+1.0pp $373

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Hiawatha Ave La Porte, IN	1.0–2.0	1.0–1.5	909	$1,204	$1.32	45d	2	1.32mi

Listing history 2 events

1. 2026-02-08
   status Pending
2. 2026-02-03
   listed $100,000 Active

ⓘ 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: $577 · $48/mo
• Projected year-2 tax: $714 · $59/mo
• Expected delta: +$136/yr (+$11/mo · 23.7%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,783
• − Mortgage interest: −$5,602
• − Property taxes: −$577
• − Insurance: −$500
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,909
• Taxable income: $3,670
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $4,218/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: Laporte Community School Corporation
• NCES district ID: 1805580
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 44% ▼ -11.00%
• Median HH income: $46,761
• Composite: 34.58/100
• National rank: #5162
• State rank: #139 of 301 in IN

Livability — La Porte

• Score: 74/100
• State rank: #81
• US rank: #4852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Porte, IN
• County: La Porte County · 88,580 people
• City population: 44,763
• Metro: Michigan City-La Porte, IN
• Population (ZIP): 44,763
• Household income: $74,307
• Rent vs Own: 23.9% rent · 76.1% own
• Severe rent burden: 835.0

Population outlook (LaPorte County) Hauer SSP2

• Today (2025): 109,757 people
• By 2030: 108,288 · -1.3%
• By 2040: 105,070 · -4.3%
• By 2050: 102,330 · -6.8%
• By 2075: 97,009 · -11.6%
• By 2100: 86,459 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Hispanic / Latino 8% Black 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 11% Iranian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% German/W. Germanic 1%

Political lean MEDSL · LaPorte

• 2024 margin: R (+14.1) · D 42.1% · R 56.2% · Other 1.7%
• 2008→2024 swing: -19.1pp toward R · 2008: 5.0pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+7.2 2016: R+6.4 2012: D+12.6 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.94%
• Current HPI: 209.2564
• Rent YoY: —
• Metro: Michigan City-La Porte, IN
• 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

2 events — show timeline

• 2026-02-08 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-02-03 Listed $100,000 NIRA MLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2024): $577 · +2.0% YoY. Source: county tax records.