4445 Jackson St · Gary, IN 46408

$95,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 55 Days on market

Built 1928 3,049 sqft lot $113/sqft · 43% above area Est $67k · 43% over ↓ 14% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom home with fresh updates throughout! Features include newly painted hardwood floors, 5 ceiling fans, spacious living and dining rooms, plus a full bath with new exhaust fan. The kitchen offers new flooring with access to the basement and backyard. Enjoy your morning coffee on the cute front porch, perfect for a table for two. Exterior and garage have been freshly painted, creating great curb appeal. The extra-large basement includes a newer furnace, hot water heater, red and blue PEX plumbing, some new drains, and potential for a bedroom, family room, or 2nd bath. Detached 1.5-car garage with electric offers room for future upgrades.

Key facts

• Newer furnace
• New flooring
• Extra-large basement

Tags

• NEWLY PAINTED HARDWOOD FLOORS
• FULL BATH WITH NEW EXHAUST FAN
• NEW FLOORING
• FRESHLY PAINTED EXTERIOR
• EXTRA-LARGE BASEMENT
• NEWER FURNACE

Property features AI

Finance

• Other: Owner-occupied at time of listing

Exterior

• Parking: Garage with approximately 1.5 car capacity
• Utilities: Public water; Public sewer
• Home design: One-story property; Built in 1928
• Construction: Full unfinished basement with storage space and interior entry
• Exterior features: Neighborhood view

Interior

• Kitchen: Laminate counters
• Bedrooms: Primary bedroom; Second bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling/ventilation
• Interior features: Ceiling fans; Laminate counters; Entrance foyer; Other interior features
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

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: 102 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lake 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.31% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $66,579
• List price: $95,000
• Delta: 42.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4525 Tyler St	0.22mi	3/1.0 (+1)	875 (+4%)	1mo	$136,000	$155	78
4217 Massachusetts St	0.51mi	2/1.0	840 (-0%)	1mo	$28,000	$33	75
4947 Madison St	0.64mi	3/1.0 (+1)	867 (+3%)	1mo	$130,000	$150	60
4217 Maryland St	0.74mi	2/1.0	864 (+2%)	3mo	$49,900	$58	59
4341 Maryland St	0.70mi	2/1.0	864 (+2%)	7mo	$59,000	$68	58
4665 Pierce St	0.47mi	2/1.5	768 (-9%)	7mo	$103,000	$134	55
1418 W 45th Ave	0.55mi	2/1.0	950 (+13%)	1mo	$35,000	$37	52
4115 Fillmore St	0.52mi	2/1.0	950 (+13%)	6mo	$51,000	$54	49
3953 Monroe St	0.62mi	2/1.0	740 (-12%)	2mo	$57,000	$77	49
4016 Connecticut St	0.71mi	2/1.0	920 (+9%)	4mo	$25,000	$27	48
4646 Pennsylvania St	0.60mi	2/1.0	734 (-13%)	4mo	$30,000	$41	47
4045 Massachusetts St	0.65mi	2/1.5	736 (-13%)	8mo	$3,500	$5	40

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $7,340
• Equity at exit: $14,165

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $35,661
• Equity at exit: $8,214

Cash invested: $26,600 (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 46408

• Home prices YoY: -31.6%
• Active inventory: 102
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$498
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $357

Break-even live

Break-even rent $789

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
624 W 44th Pl Gary, IN	3.0	1.0	836	$1,250	$1.50	7d	1	0.07mi
4327 Monroe St Unit 1st front Gary, IN	1.0	1.0	600	$1,095	$1.82	1d	1	0.14mi
4748 Monroe St Gary, IN	3.0	1.0	1074	$1,695	$1.58	1d	1	0.40mi
4456 Connecticut St Gary, IN	3.0	1.0	1044	$1,300	$1.25	2d	1	0.46mi
4170 Fillmore St Gary, IN	2.0	1.0	720	$950	$1.32	19d	1	0.49mi
4364 Buchanan St Gary, IN	3.0	1.0	900	$1,500	$1.67	1d	1	0.49mi
4018 Tyler St Gary, IN	3.0	1.0	880	$1,350	$1.53	1d	1	0.57mi
4040 Fillmore St Gary, IN	2.0	1.0	1000	$1,000	$1.00	10d	1	0.61mi
4816 Massachusetts St Gary, IN	3.0	1.0	1024	$1,350	$1.32	15d	1	0.63mi
3708 Harrison St Gary, IN	3.0	1.5	904	$1,400	$1.55	2d	1	0.92mi
3777 Lincoln St Gary, IN	2.0	1.0	800	$1,150	$1.44	1d	1	0.98mi
1240 W 52nd Dr Merrillville, IN	2.0	1.0–2.0	957	$1,349	$1.41	1d	9	1.06mi
5001 Carolina St Gary, IN	3.0	1.0	875	$1,350	$1.54	2d	1	1.09mi
1005 W 35th Ave Apt 202 Gary, IN	2.0	1.0	617	$795	$1.29	1d	1	1.18mi
1005 W 35th Ave Apt 105 Gary, IN	2.0	1.0	601	$795	$1.32	18d	1	1.18mi
1015 W 35th Ave Apt 206 Gary, IN	2.0	1.0	601	$795	$1.32	43d	1	1.19mi
4905 Kentucky St Unit 4901 Gary, IN	3.0	1.0	950	$1,525	$1.61	24d	1	1.22mi
2410 W 45th Ave #2 Gary, IN	2.0	1.0	850	$950	$1.12	22d	1	1.23mi
2410 W 45th Ave Unit 1 Gary, IN	2.0	1.0	850	$895	$1.05	22d	1	1.23mi
4974 Tennessee St Gary, IN	2.0	1.0	1100	$1,175	$1.07	19d	1	1.29mi
816 E 35th Ct Gary, IN	2.0	1.0	810	$1,075	$1.33	1d	1	1.43mi

Listing history 18 events

1. 2026-06-18
   days on market $95,000 Active 55 DOM
2. 2026-06-17
   days on market $95,000 Active 54 DOM
3. 2026-06-16
   days on market $95,000 Active 53 DOM
4. 2026-06-15
   days on market $95,000 Active 52 DOM
5. 2026-06-13
   days on market $95,000 Active 50 DOM
6. 2026-06-13
   days on market $95,000 Active 49 DOM
7. 2026-06-09
   days on market $95,000 Active 46 DOM
8. 2026-06-08
   days on market $95,000 Active 45 DOM
9. 2026-06-07
   pricedays on market $95,000 Active 44 DOM
10. 2026-06-04
    days on market $105,000 Active 41 DOM
11. 2026-06-03
    days on market $105,000 Active 40 DOM
12. 2026-06-02
    days on market $105,000 Active 39 DOM
13. 2026-06-01
    days on market $105,000 Active 38 DOM
14. 2026-05-31
    days on market $105,000 Active 37 DOM
15. 2026-04-24
    listed $105,000 Active 659-char remark
16. 2025-09-30
    historical
17. 2025-09-04
    price $105,000
18. 2025-08-20
    listed $110,000 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: $1,031 · $86/mo
• Projected year-2 tax: $1,031 · $86/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,896
• − Mortgage interest: −$5,321
• − Property taxes: −$1,031
• − Insurance: −$475
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,764
• Taxable income: $2,922
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $3,582/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): 15,747
• Household income: $47,453
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 619.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 41% White 32% Hispanic / Latino 22% Two or more races 12%
• Hispanic origin (detail): Mexican 14% Puerto Rican 7%
• Common ancestry: Romanian 5% Iranian 1% Slovak 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 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: ▼ -72.08%
• Current HPI: 155.6238
• 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

-13.6% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $95,000 NIRA MLS as Distributed by MLS Grid
• 2026-04-24 Listed $105,000 NIRA MLS as Distributed by MLS Grid
• 2025-09-30 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $105,000 NIRA MLS as Distributed by MLS Grid
• 2025-08-20 Listed $110,000 NIRA MLS as Distributed by MLS Grid

Property tax history

-5.8%/yr

Latest (2024): $1,031 · +5.4% YoY. Source: county tax records.