4142 Dearborn St · East Chicago, IN 46312

$139,900

3 bd · 1.0 ba · 1,196 sqft · Townhouse public records · 31 Days on market

Built 1953 4,251 sqft lot Est $139k · at est.

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.1/15.0
• DSCR +6.2/10.0
• Appreciation +4.8/10.0
• 1% rule +4.6/10.0
• Rent growth +4.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

This charming 2-story half duplex offers 3 spacious bedrooms, 1 full bath, and a full basement with plenty of extra storage or potential living space. Recent updates include new flooring throughout, fresh paint, and brand-new stainless steel appliances, making this home move-in ready. The functional layout offers a warm and inviting feel with room to make it your own. Conveniently located close to the expressway, this home offers an easy commute to Chicago. A great opportunity to own a beautifully refreshed home with classic character and modern touches.

Key facts

• Fresh paint
• New flooring
• Easy commute

Tags

• FULL BASEMENT
• NEW FLOORING
• FRESH PAINT
• STAINLESS STEEL APPLIANCES
• EASY COMMUTE

Property features AI

Exterior

• Parking: Off-street paved driveway
• Utilities: Public water; Public sewer
• Home design: Two-story attached property; Built in 1953
• Construction: Built in 1953
• Exterior features: City and neighborhood views; Off-street paved driveway with concrete surface

Interior

• Kitchen: Range; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom; Two additional bedrooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fan(s); Full basement, partially finished, with sump pump
• Laundry & utility: Basement utility space (sump pump present)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (3.8% below list).
• Recommended offer: $135k (3.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#371 in IN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety D+, schools F, crime F.
• School City Of East Chicago (suburban): math 7% / reading 15% proficiency, ranked #293 of 301 in IN (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.1%/yr); 79 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).
• This rent runs 38% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $542 of equity ($967 loan paydown + $-425 appreciation (-0.3% local appreciation)).
• Lake County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.3% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,583 (3.8% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.96% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $138,736
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4104 Deal St	0.12mi	3/1.0	1,206 (+1%)	8mo	$128,000	$106	87
4139 Dearborn St	0.03mi	3/1.0	1,206 (+1%)	22mo	$122,000	$101	79
2802 E 140th Pl	0.21mi	3/1.5	1,140 (-5%)	6mo	$140,000	$123	76
4019 Deal St	0.16mi	3/1.0	1,016 (-15%)	15mo	$117,700	$116	55
4015 Butternut St	0.28mi	3/1.5	1,318 (+10%)	19mo	$133,500	$101	52
1703 E 140th St	0.75mi	2/1.5 (-1)	1,126 (-6%)	15mo	$149,000	$132	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.3% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.29×
• Total profit: $11,298
• Equity at exit: $38,513

10-year hold

• IRR: 14.8%
• Equity multiple: 2.83×
• Total profit: $71,513
• Equity at exit: $44,642

Cash invested: $39,172 (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 46312

• Home prices YoY: -0.1%
• Rents YoY: 8.1%
• Active inventory: 79
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$734
• Tax from tax record: −$110 /mo · $1,318/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $161

Break-even live

Break-even rent $1,141

Max offer price $139,900

Occupancy floor 83%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2607 E 141st St East Chicago, IN	3.0	1.0	1016	$1,400	$1.38	12d	1	0.12mi
3934 Evergreen St Unit 2 East Chicago, IN	4.0	1.0	1100	$1,500	$1.36	12d	1	0.20mi
3926 Butternut St #2 East Chicago, IN	2.0	1.0	1100	$1,350	$1.23	24d	1	0.34mi
3906 Catalpa St #1 East Chicago, IN	2.0	1.0	777	$1,250	$1.61	7d	1	0.34mi
3802 # E Unit Butternut St unit 2 East Chicago, IN	2.0	1.0	1140	$1,000	$0.88	24d	1	0.50mi
1311 E # E Unit Columbus Dr unit 1 East Chicago, IN	3.0	1.5	1056	$1,350	$1.28	7d	1	0.94mi
4001 McCook Ave Unit 2 East Chicago, IN	3.0	1.0	960	$1,650	$1.72	2d	1	1.45mi

Listing history 5 events

1. 2026-04-30
   status Pending
2. 2026-04-15
   price $139,900
3. 2026-03-30
   listed $144,900 Active
4. 2023-10-18
   historical
5. 2023-04-17
   listed $130,000 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: $1,318 · $110/mo
• Projected year-2 tax: $1,318 · $110/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 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,150
• − Mortgage interest: −$7,837
• − Property taxes: −$1,318
• − Insurance: −$700
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,070
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $2,023/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: School City Of East Chicago
• NCES district ID: 1802880
• Math proficiency: 7% ▼ -10.00%
• Reading proficiency: 15% ▼ -7.00%
• Median HH income: $28,423
• Composite: 8.36/100
• National rank: #9909
• State rank: #293 of 301 in IN

Livability — East Chicago

• Score: 64/100
• State rank: #371
• US rank: #13869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Chicago, IN
• County: Lake County · 422,878 people
• City population: 26,022
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 26,022
• Household income: $42,125
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 1227.0

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 Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% Black 36% Two or more races 11% White 7%
• Hispanic origin (detail): Mexican 45% Puerto Rican 6%
• Common ancestry: Romanian 2%
• Foreign-born: 16% · Canada
• Languages at home: 59% English-only · Spanish 40%

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: ▼ -0.30%
• Current HPI: 267.9232
• Rent YoY: ▲ 8.06%
• 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

+7.6% since first listed

5 events — show timeline

• 2026-04-30 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $139,900 NIRA MLS as Distributed by MLS Grid
• 2026-03-30 Listed $144,900 NIRA MLS as Distributed by MLS Grid
• 2023-10-18 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2023-04-17 Listed $130,000 NIRA MLS as Distributed by MLS Grid

Property tax history

-8.7%/yr

Latest (2024): $1,318 · +9.7% YoY. Source: county tax records.