7785 N Hudson Blvd · Hudson Lake, IN 46552

$171,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 25 Days on market

Built 1977 0.46 ac lot $188/sqft · 39% above area Est $218k · 21% under

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Why this score? — see what drove the D 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 +8.6/30.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the ease of one-story living in this inviting 2-bedroom, 1-bath home set on a spacious corner lot near Hudson Lake. Picture mornings in the large kitchen and dining area with plenty of space to gather, and evenings spent relaxing on the open deck or around the fire pit with friends and guests. The finished basement offers additional room to spread out for hobbies, recreation, or overnight visitors. A shed and 2-car carport add everyday convenience, while the location in the New Prairie United School District makes this property even more appealing. Whether you're looking for a year-round home, weekend retreat, or a potential Airbnb or VRBO opportunity, this property offers a comfortable setting to enjoy every season.

Key facts

• Open deck
• One-story living
• Spacious corner lot

Tags

• ONE-STORY LIVING
• SPACIOUS CORNER LOT
• LARGE KITCHEN
• OPEN DECK
• FIRE PIT
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Private well water; Septic tank
• Home design: Single-family site-built home; One story
• Construction: Aluminum siding; Block foundation; Shingle roof; Built (year not specified)
• Exterior features: Deck; Shed(s); Corner, level, wooded lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Laminate counters; Full partially finished basement with sump pump; One fireplace
• Laundry & utility: Washer hookup in basement; Washer included; Dryer included; Water softener (owned); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (28.4% below list).
• Recommended offer: $123k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#465 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• New Prairie United School Corporation (rural): math 46% / reading 54% proficiency, ranked #47 of 301 in IN (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prairie View Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 315 students, 45% FRL); New Prairie Middle School (math 32% / reading 49%, grade F, #117 of 330 statewide, top 36%, 705 students, 40% FRL); New Prairie High School (math 33% / reading 69%, grade D+, #115 of 369 statewide, top 31%, 979 students, 33% FRL).
• Market conditions: 78 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $123,078 (28.4% 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 1977 — 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. 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?
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: 0.72% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $217,669
• List price: $171,900
• Delta: -21.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8172 E Emery Rd	0.22mi	2/1.0	992 (+9%)	3mo	$168,000	$169	73
8179 E Ivy Blvd	0.21mi	2/1.0	972 (+7%)	13mo	$110,000	$113	68
8492 N Walker Rd	0.49mi	2/1.0	909 (-0%)	10mo	$199,000	$219	68
7442 N Walker Rd	0.50mi	2/1.0	912 (0%)	21mo	$155,000	$170	59
8267 E Elm Ln	0.10mi	2/1.0	1,020 (+12%)	23mo	$199,000	$195	57
8441 E Lakseshore Dr	0.54mi	2/1.0	950 (+4%)	18mo	$215,000	$226	53

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-37,210
• Equity at exit: $25,631

10-year hold

• IRR: -16.7%
• Equity multiple: 0.08×
• Total profit: $-44,513
• Equity at exit: $14,863

Cash invested: $48,132 (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 46552

• Home prices YoY: -29.7%
• Active inventory: 78
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$901
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-146

Break-even live

Break-even rent $1,416

Max offer price $146,020

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-98	+0% $-146	+5% $-195	+10% $-244
Rent	-10% $-244	-5% $-195	+0% $-146	+5% $-98	+10% $-49
Rate	-1.0pp $-60	-0.5pp $-103	base $-146	+0.5pp $-191	+1.0pp $-236

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: $42,975
• Closing costs: $5,157
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   statusdays on marketlisting id $171,900 Pending 25 DOM

   Show marketing remark (732 chars)

   Enjoy the ease of one-story living in this inviting 2-bedroom, 1-bath home set on a spacious corner lot near Hudson Lake. Picture mornings in the large kitchen and dining area with plenty of space to gather, and evenings spent relaxing on the open deck or around the fire pit with friends and guests. The finished basement offers additional room to spread out for hobbies, recreation, or overnight visitors. A shed and 2-car carport add everyday convenience, while the location in the New Prairie United School District makes this property even more appealing. Whether you're looking for a year-round home, weekend retreat, or a potential Airbnb or VRBO opportunity, this property offers a comfortable setting to enjoy every season.

2. 2026-05-31
   days on market $171,900 Active Under Contract 24 DOM
3. 2026-05-30
   days on market $171,900 Active Under Contract 23 DOM
4. 2026-05-13
   historical Active Under Contract 732-char remark

   Show marketing remark (732 chars)

   Enjoy the ease of one-story living in this inviting 2-bedroom, 1-bath home set on a spacious corner lot near Hudson Lake. Picture mornings in the large kitchen and dining area with plenty of space to gather, and evenings spent relaxing on the open deck or around the fire pit with friends and guests. The finished basement offers additional room to spread out for hobbies, recreation, or overnight visitors. A shed and 2-car carport add everyday convenience, while the location in the New Prairie United School District makes this property even more appealing. Whether you're looking for a year-round home, weekend retreat, or a potential Airbnb or VRBO opportunity, this property offers a comfortable setting to enjoy every season.

5. 2026-05-13
   historical Active Under Contract 738-char remark

   Show marketing remark (732 chars)

   Enjoy the ease of one-story living in this inviting 2-bedroom, 1-bath home set on a spacious corner lot near Hudson Lake. Picture mornings in the large kitchen and dining area with plenty of space to gather, and evenings spent relaxing on the open deck or around the fire pit with friends and guests. The finished basement offers additional room to spread out for hobbies, recreation, or overnight visitors. A shed and 2-car carport add everyday convenience, while the location in the New Prairie United School District makes this property even more appealing. Whether you're looking for a year-round home, weekend retreat, or a potential Airbnb or VRBO opportunity, this property offers a comfortable setting to enjoy every season.

6. 2026-05-07
   listed $171,900 Active 732-char remark

   Show marketing remark (732 chars)

   Enjoy the ease of one-story living in this inviting 2-bedroom, 1-bath home set on a spacious corner lot near Hudson Lake. Picture mornings in the large kitchen and dining area with plenty of space to gather, and evenings spent relaxing on the open deck or around the fire pit with friends and guests. The finished basement offers additional room to spread out for hobbies, recreation, or overnight visitors. A shed and 2-car carport add everyday convenience, while the location in the New Prairie United School District makes this property even more appealing. Whether you're looking for a year-round home, weekend retreat, or a potential Airbnb or VRBO opportunity, this property offers a comfortable setting to enjoy every season.

7. 2026-05-07
   listed $171,900 Active 738-char remark

   Show marketing remark (732 chars)

   Enjoy the ease of one-story living in this inviting 2-bedroom, 1-bath home set on a spacious corner lot near Hudson Lake. Picture mornings in the large kitchen and dining area with plenty of space to gather, and evenings spent relaxing on the open deck or around the fire pit with friends and guests. The finished basement offers additional room to spread out for hobbies, recreation, or overnight visitors. A shed and 2-car carport add everyday convenience, while the location in the New Prairie United School District makes this property even more appealing. Whether you're looking for a year-round home, weekend retreat, or a potential Airbnb or VRBO opportunity, this property offers a comfortable setting to enjoy every season.

8. 2004-06-03
   soldstatus $92,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $14,769
• − Mortgage interest: −$9,629
• − Property taxes: −$1,749
• − Insurance: −$860
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$5,001
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-598/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: New Prairie United School Corporation
• NCES district ID: 1807560
• Math proficiency: 46% ▼ -11.00%
• Reading proficiency: 54% ▼ -7.00%
• Median HH income: $57,887
• Composite: 43.51/100
• National rank: #2989
• State rank: #47 of 301 in IN

Livability — Hudson Lake

• Score: 62/100
• State rank: #465
• US rank: #16454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson Lake, IN
• Population (ZIP): 6,665

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Italian 3% English 2%
• Foreign-born: 2%

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: ▼ -83.69%
• Current HPI: 198.5012
• 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

+79.3% since first listed

9 events — show timeline

• 2026-06-11 Sold (MLS) $165,000 IRMLS
• 2026-06-11 Sold (MLS) $165,000 NIRA MLS as Distributed by MLS Grid
• 2026-06-01 Pending — IRMLS
• 2026-06-01 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-13 Contingent — NIRA MLS as Distributed by MLS Grid
• 2026-05-13 Contingent — IRMLS
• 2026-05-07 Listed $171,900 IRMLS
• 2026-05-07 Listed $171,900 NIRA MLS as Distributed by MLS Grid
• 2004-06-03 Sold (Public Records) $92,000 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,749 · +8.4% YoY. Source: county tax records.