12750 Saint Francis Dr

Crown Point, Indiana, 46307

Tax LienpendingSells Sep 8, 2026 · 26 days ago

View on map ↗

Opening bid

$4,523,382

Assessed value

$106,780,300

Land $7,164,200Improvement $99,616,100

Market / AVM

$106,780,300

Taxes owed

—

Parcel number: 45-16-22-200-013.000-042
Case number: —
Land use: Medical Office
Building: —
Acreage: 59.49
Lot size: 2,591,384 sqft
Year built: 2024
Owner of record: Franciscan Alliance, Inc

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 12750 Saint Francis Dr — the parcel

Aerial view of 12750 Saint Francis Dr — what is around it

Property detail

RealEstateAPI PropertyDetail · Every populated field, as returned · 92 values

Summary(9)

Id	700,160,594,938
Free clear	Yes
High equity	Yes
Property type	OTHER
Equity percent	100
Corporate owned	Yes
Estimated value	$106,780,300
Last update date	2026-06-18 00:00:00 UTC
Estimated equity	$106,780,300

Lot info

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

$63,317,218

Walk away above this. Projected profit at the ceiling: $32,034,090 (30% of ARV).

Opening bid $4,523,382

Room to bid $58,793,836

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

History-guided suggestion

$25,508,228

Under max by $37,808,990

≤ 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 $106,780,300. 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: $106,780,300
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$8,542,424
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 ~$160,170/month.: −$2,883,068
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): −$32,034,090
Maximum bid: $63,317,218

If the owner redeems

Flat penalty

10%

You'd receive

$6,331,722

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.

700,160,594,938

Free clear

Yes

High equity

Yes

Property type

OTHER

Equity percent

100

Corporate owned

Yes

Estimated value

$106,780,300

Last update date

2026-06-18 00:00:00 UTC

Estimated equity

$106,780,300

Deal analysis

Your maximum bid

$63,317,218

Walk away above this. Projected profit at the ceiling: $32,034,090 (30% of ARV).

Opening bid $4,523,382

Room to bid $58,793,836

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

History-guided suggestion

$25,508,228

Under max by $37,808,990

≤ 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 $106,780,300. 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: $106,780,300
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$8,542,424
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 ~$160,170/month.: −$2,883,068
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): −$32,034,090
Maximum bid: $63,317,218

If the owner redeems

Flat penalty

10%

You'd receive

$6,331,722

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.

Apn	45-16-22-200-013.000-042
Land use	Medical Office
Lot acres	59.49
Lot number	5
Census block	2013
Census tract	043204
Property use	Medical Building
Legal section	15
Lot square feet	2,591,384
Apn unformatted	451622200013000042
Census block group	3
Legal description	FRANCISCAN MEDICAL CAMPUS 1ST RESUB. LOT 5

Owner1 type	Company
Owner2 type	Other
Company name	Franciscan Alliance, Inc
Mail address · zip	46544
Mail address · city	Mishawaka
Mail address · fips	18089
Mail address · label	Mishawaka, IN 46544
Mail address · state	IN
Corporate owned	Yes
Owner1 full name	Franciscan Alliance, Inc
Owner1 last name	Franciscan Alliance, Inc

Fmr year	2023
Hud area code	METRO16980MM2960
Hud area name	Gary, IN HUD Metro FMR Area
Median income	$92,888
Fmr efficiency	$780
Fmr one bedroom	$940
Fmr two bedroom	$1,150
Fmr four bedroom	$1,560
Fmr three bedroom	$1,410

Address · zip	46307
Address · city	Crown Point
Address · fips	18089
Address · zip4	0264
Address · house	12750
Address · label	12750 Saint Francis Dr, Crown Point, IN 46307
Address · state	IN
Address · county	Lake County
Address · street	Saint Francis
Address · address	12750 Saint Francis Dr
Address · street type	Dr
Address · carrier route	R011
Address · jurisdiction	Lake County
Address · congressional district	01
Stories	7
Deck area	0
Latitude	41.38816544262666
Pool area	0
Longitude	-87.32320788708971
Patio area	0
Year built	2,024
Rooms count	0
Units count	0
Property use	Medical Clinic
Basement type	NO BASEMENT
Construction	Other
Lot square feet	2,591,384
Parking spaces	0
Buildings count	0
Property use code	312
Garage square feet	0
Living square feet	0
Partial bathrooms	0
Building condition	Average
Basement square feet	0
Building square feet	0
Price per square foot	0
Safety fire sprinklers	Yes
Plumbing fixtures count	0
Basement square feet finished	0
Basement square feet unfinished	0

Year	2,024
Property id	700,160,594,938
Market value	$106,780,300
Assessed value	$106,780,300
Assessment year	2,025
Market land value	$7,164,200
Assessed land value	$7,164,200
Market improvement value	$99,616,100
Assessed improvement value	$99,616,100