1980 Massachusetts St · Gary, IN 46407

$23,500

3 bd · 1.5 ba · 802 sqft · SingleFamily public records · 10 Days on market

Built 1921 3,049 sqft lot Est $25k · 5% 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).

• Cash flow +15.0/30.0
• ARV discount +10.0/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

Lots of potential with this brick fixer upper. This house would make for a great rental house or primary residence. Handyman's special, being sold AS IS. Make an offer!

Key facts

• 3,049 sq ft lot
• Garage
• Built 1921

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Cap rate 43.1% vs local median 9.1% in Gary — 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 73/100 on livability (#105 in IN) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools F, crime F, employment F.
• Gary Community School Corporation (urban): math 3% / reading 11% proficiency, ranked #299 of 301 in IN (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 122 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• At $1,166/mo this rent would consume 49% of the median local household income ($29k/yr) (locally 392% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $392 of equity ($162 loan paydown + $230 appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,500

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 4.96% ✓
• Cap rate: 43.05%
• Cash-on-cash: 131.28%
• DSCR: 6.84
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $24,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1980 Massachusetts St	0.00mi	3/1.0	802 (0%)	0mo	$20,000	$25	98
2025 Pennsylvania St	0.16mi	2/1.0 (-1)	810 (+1%)	15mo	$18,500	$23	71
2180 Nichols Pl	0.27mi	2/1.0 (-1)	771 (-4%)	4mo	$15,000	$19	71
2131 Kentucky St	0.68mi	3/1.0	804 (+0%)	9mo	$20,000	$25	58
2476 Connecticut St	0.62mi	3/1.0	800 (-0%)	15mo	$45,000	$56	56
2409 Jefferson St	0.57mi	2/1.0 (-1)	814 (+2%)	9mo	$25,000	$31	56
2271 Pennsylvania St	0.39mi	2/1.0 (-1)	725 (-10%)	15mo	$26,000	$36	47
1621 Maryland St	0.39mi	2/1.0 (-1)	731 (-9%)	16mo	$17,000	$23	46
2413-2415 Industrial Blvd	0.74mi	2/1.0 (-1)	700 (-13%)	6mo	$20,000	$29	32
825 E 14th Ave	0.64mi	3/1.0	900 (+12%)	19mo	$43,000	$48	32
2452 Jackson St	0.72mi	3/1.0	700 (-13%)	17mo	$32,500	$46	29
2355 Rhode Island St	0.72mi	2/1.0 (-1)	701 (-13%)	15mo	$85,000	$121	26

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

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.04×
• Total profit: $46,307
• Equity at exit: $7,998

10-year hold

• IRR: —
• Equity multiple: 16.79×
• Total profit: $103,915
• Equity at exit: $10,609

Cash invested: $6,580 (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 46407

• Home prices YoY: 0.4%
• Active inventory: 122
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,166 high
• Mortgage (P&I): −$123
• Tax from tax record: −$68 /mo · $820/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $720

Break-even live

Break-even rent $255

Max offer price $23,500

Occupancy floor 33%

Sensitivity live

Price	-10% $733	-5% $727	+0% $720	+5% $713	+10% $707
Rent	-10% $628	-5% $674	+0% $720	+5% $766	+10% $812
Rate	-1.0pp $732	-0.5pp $726	base $720	+0.5pp $714	+1.0pp $708

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: $5,875
• Closing costs: $705
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2022 Massachusetts St Gary, IN	2.0	1.0	965	$975	$1.01	0d	1	0.09mi
2061 Maryland St Gary, IN	2.0	1.0	975	$950	$0.97	45d	1	0.31mi
1329 Delaware St Gary, IN	2.0	1.0	1100	$1,100	$1.00	45d	1	0.48mi
1316 Delaware St Unit 2 Gary, IN	2.0	1.0	700	$950	$1.36	22d	1	0.49mi
2300 Maryland St Gary, IN	2.0	1.0	900	$1,000	$1.11	20d	1	0.50mi
2336 Delaware St Gary, IN	3.0	1.0	816	$1,100	$1.35	0d	1	0.51mi
2315 Industrial Blvd Gary, IN	2.0	1.0	989	$950	$0.96	0d	1	0.57mi
2315 Industrial Blvd Gary, IN	2.0	1.0	989	$950	$0.96	5d	1	0.57mi
2315 Industrial Blvd Unit B Gary, IN	3.0	1.0	989	$1,150	$1.16	0d	1	0.57mi
840 W 19th Ave Gary, IN	2.0	1.0	1035	$1,150	$1.11	20d	1	0.61mi
2378 Jackson St Gary, IN	2.0	1.0	672	$1,050	$1.56	0d	1	0.67mi
2425 Prospect St Gary, IN	3.0	1.0	1051	$1,400	$1.33	0d	1	0.71mi
2355 Rhode Island St Gary, IN	2.0	1.0	701	$1,095	$1.56	45d	1	0.74mi
2453 Prospect St Gary, IN	2.0	1.0	704	$1,095	$1.56	0d	1	0.76mi
1521 Pierce St Unit 1 Gary, IN	2.0	1.0	800	$850	$1.06	0d	1	0.85mi
2572-76 Van Buren Pl Gary, IN	2.0	1.0	700	$1,025	$1.46	0d	1	0.89mi
2361 Pierce St Unit 2 Gary, IN	3.0	1.0	860	$900	$1.05	0d	1	0.93mi
1843 Illinois St Gary, IN	2.0	1.0	725	$1,200	$1.66	18d	1	1.01mi
837 W 27th Ave Unit A Gary, IN	2.0	1.0	750	$1,150	$1.53	0d	1	1.12mi
844 Tennessee St Gary, IN	3.0	1.5	1000	$1,500	$1.50	45d	1	1.12mi
2025 Central Dr Gary, IN	3.0	1.0	875	$1,550	$1.77	45d	1	1.25mi
501 Madison St Gary, IN	1.0–4.0	1.0	883	$1,362	$1.54	0d	11	1.33mi

Listing history 2 events

1. 2026-04-11
   status Pending
2. 2026-04-01
   listed $23,500 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: $820 · $68/mo
• Projected year-2 tax: $820 · $68/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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,994
• − Mortgage interest: −$1,316
• − Property taxes: −$820
• − Insurance: −$118
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$684
• Taxable income: $8,817
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $6,522/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: Gary Community School Corporation
• NCES district ID: 1803870
• Math proficiency: 3% ▼ -10.00%
• Reading proficiency: 11% ▼ -6.00%
• Median HH income: $27,739
• Composite: 4.98/100
• National rank: #10039
• State rank: #299 of 301 in IN

Livability — Gary

• Score: 73/100
• State rank: #105
• US rank: #5592

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gary, IN
• County: Lake County · 422,878 people
• City population: 63,701
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 8,577
• Household income: $28,526
• Rent vs Own: 58.8% rent · 41.2% own
• Severe rent burden: 392.0

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: Predominantly Black (91%)
• Race & ethnicity: Black 91% Hispanic / Latino 3% White 2% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▲ 0.98%
• Current HPI: 253.2856
• 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

2 events — show timeline

• 2026-04-11 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-01 Listed $23,500 NIRA MLS as Distributed by MLS Grid

Property tax history

-10.3%/yr

Latest (2024): $820 · +3.3% YoY. Source: county tax records.