2439 -2441 W 15th Ave

Gary, Indiana, 46404

Tax LienpendingSells Sep 8, 2026 · 24 days ago

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Opening bid

$27,815

Assessed value

$354,600

Land $6,400Improvement $348,200

Market / AVM

$354,600

Taxes owed

—

Parcel number: 45-08-08-327-001.000-004
Case number: —
Land use: Commercial
Beds / baths: 0 bd · 0 ba
Building: 3,387 sqft
Acreage: 0.07
Lot size: 3,045 sqft
Year built: —
Owner of record: Shannon & LaTasha Shivers
Last sale: $19,000 · 2021-01-13

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 2439 -2441 W 15th Ave — the parcel

Aerial view of 2439 -2441 W 15th Ave — what is around it

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 172 values

Summary(29)

Id	205,252,264
Beds	0
Baths	0
Mls type	ForSale
Cash buyer	Yes
Flood zone	Yes
Free clear	Yes
Mls active	Yes
Mls status	Active
High equity	Yes

County records

Official appraiser / assessor — free, always available. Copy the parcel number if the link opens a search page.

Google Maps (parcel / address search) ↗

Lake County rules

Sale type: Tax Lien
Redemption: 1 year from sale
Return if redeemed: 10–15% plus 5–10% penalty depending on timing
Statute: Indiana Code Title 6, Art. 1.1

Full county profile →

Historical comps

No historical bucket for IN|Tax Lien

No recorded comps yet for this state/sale type. Run deedpilot-copilot import-history --deep and build-history-index.

Index 2026-08-01 · 87,879 total recorded outcomes

Liens that survive

Tax sale certificate is not ownership. Mortgages, federal liens, municipal demolition/code liens, and environmental issues are common in older industrial cities — full search required before bidding and before deed.

Quiet title

After tax deed, title insurers typically require quiet title before insuring marketable title, especially on vacant or multi-lien urban parcels.

Verify before you bid

This record was compiled from the published sale list. Parcels are pulled, redeemed, and re-priced up to the moment of sale. Confirm the lot is still in the sale, and confirm the opening bid, directly with the county.

Lake County Treasurer / Auditor Tax Sales ↗

Deal analysis

Your maximum bid

$206,778

Walk away above this. Projected profit at the ceiling: $106,380 (30% of ARV).

Opening bid $27,815

Room to bid $178,962

Confidence: medium — ARV from a provider market estimate, not comps.

History-guided suggestion

$91,129

Under max by $115,649

≤ oracle maxBid

Co-pilot target using recorded auction history. Never above your maximum bid.

History sample

—

Median sold

—

p(redeem) prior

—

No historical bucket for IN|Tax Lien; suggestion uses oracle only.

Your assumptions

After-repair value (ARV)

Override the derived estimate with real comps

Rehab budget

You cannot inspect before bidding — budget for the worst plausible condition

Known surviving liens

Municipal code enforcement, special assessments, federal tax liens

Target margin — 30%

Required profit as a share of ARV. 30% is a common floor for tax-sale flips.

How that number is built

Provider market estimate of $354,600. This is an as-is valuation, not an after-repair one — enter your own comparable-sales figure if the property needs work.

After-repair value: $354,600
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$28,368
Rehabassumed No rehab budget entered — assumed $0. Tax-sale parcels are sold unseen and un-inspected; this is rarely correct.: −$0
Quiet title (required)assumed Midpoint of the typical IN range ($1,500–$5,000, ~4 months).: −$3,250
Deed recording and transferassumed Typical IN recording and deed issuance cost.: −$250
Holding costs (18 months)assumed Taxes, insurance, and securing the property at ~$532/month.: −$9,574
Surviving liensassumed Assumed $0 — not verified. Municipal code-enforcement liens, special assessments, and federal tax liens can survive the sale.: −$0
Target profit (30% of ARV): −$106,380
Maximum bid: $206,778

If the owner redeems

Flat penalty

10%

You'd receive

$20,678

Window

365 days

IN sells liens: the expected outcome is redemption with interest, not ownership. Taking title needs a separate foreclosure after 365 days.

Quoted elsewhere as 20% annualised — true only if they redeem on the last possible day and you immediately redeploy the capital. Treat the flat penalty as the real number.

Before you bid

Rehab is assumed to be $0. You cannot inspect these properties before bidding — budget for the worst plausible condition.
Surviving liens assumed $0. THE PENALTY BASE IS THE MINIMUM BID, NOT YOUR BID. 110%/115% under IC 6-1.1-25-2 is computed on the minimum bid; the amount you paid above it earns only 5% per annum, and only for sales after 2014-06-30. Indiana sells by premium bidding, so on any competitive parcel the modelled tier overstates the return — a $1,200 minimum taken at $6,000 returns 10% on $1,200 and 5%/yr on $4,800, not 10% on $6,000. Treat the computed penalty as a ceiling until the type carries a penalty base.
Indiana's ratio is 1.0, but IC 6-1.1-31-6(c) says in terms that true tax value DOES NOT mean fair market value — it means market value-in-use, the value of the parcel for its current use. On a derelict or under-used parcel, which is most of what reaches a tax sale, value-in-use can sit well below what the land would fetch redeveloped, and on special-purpose property it can sit above. A 1.0 ratio here is not a licence to treat the assessment as an appraisal; get comparable sales.

AI risk brief

Reads this parcel against LakeCounty's rules and flags what could go wrong — surviving liens, redemption exposure, title cost, and the facts we don't have. Takes about 35 seconds; the result is saved, so opening this lot again is instant.

205,252,264

Beds

Baths

Mls type

ForSale

Cash buyer

Yes

Flood zone

Yes

Free clear

Yes

Mls active

Yes

Mls status

Active

High equity

Yes