7173 N Detroit Rd · Hudson Lake, IN 46552

$107,000

2 bd · 2.0 ba · 816 sqft · SingleFamily public records · 4 Days on market

Built 1954 Est $179k · 40% 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

?? Investor Special & acirc; & euro; & ldquo; Ready for Finish Work! Price: $107,000 1000 sq. ft. brick home with major structural and electrical work already completed. Perfect opportunity for an investor, flipper, or homeowner looking to build equity by finishing the project. Property Features: ? Solid brick exterior ? Slab foundation ? White EPDM rubber roof (approximately 5 years old) ? Brand-new electrical rough-in completed ? New framing/layout completed ? New service and wiring installed throughout ? Windows and exterior doors installed ? Open floor plan ready for insulation, drywall, and finishes What & acirc; & euro; & trade; s Left: * Insulation *

Key facts

• Slab foundation
• New framing layout
• Solid brick exterior

Tags

• SOLID BRICK EXTERIOR
• SLAB FOUNDATION
• WHITE EPDM RUBBER ROOF
• BRAND-NEW ELECTRICAL ROUGH-IN
• NEW FRAMING LAYOUT
• NEW SERVICE AND WIRING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).

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+, schools F, amenities 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.
• Market conditions: 77 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 $740 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,000

Questions for the listing agent

1. Built in 1954 — 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. 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?
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: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.72%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $178,704
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8951 E Chicago Rd	0.52mi	2/1.0	816 (0%)	0mo	$220,000	$270	72
8622 E 700 N	0.24mi	2/1.0	884 (+8%)	10mo	$154,000	$174	63
8492 N Walker Rd	0.19mi	2/1.0	909 (+11%)	10mo	$199,000	$219	59
7442 N Walker Rd	0.19mi	2/1.0	912 (+12%)	21mo	$155,000	$170	50

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,452
• Equity at exit: $15,954

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $14,927
• Equity at exit: $9,251

Cash invested: $29,960 (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: 77
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $218

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 77%

Sensitivity live

Price	-10% $292	-5% $255	+0% $218	+5% $181	+10% $144
Rent	-10% $122	-5% $170	+0% $218	+5% $266	+10% $313
Rate	-1.0pp $272	-0.5pp $245	base $218	+0.5pp $190	+1.0pp $162

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $107,000 Active 4 DOM
2. 2026-06-18
   days on market $107,000 Active 3 DOM
3. 2026-06-17
   days on market $107,000 Active 2 DOM
4. 2026-06-16
   remarks 675-char remark
5. 2026-06-16
   listed $107,000 Active 1 DOM

ⓘ 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 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: $14,540
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,113
• Taxable income: $967
• Est. tax owed @ 24.0%: −$232
• After-tax cash flow: $2,381/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

1 event — show timeline

• 2026-06-16 Listed $107,000 FSBO.com

Property tax history

+54.1%/yr

Latest (2024): $147 · -8.7% YoY. Source: county tax records.