100-104 N Main St

Crown Point, Indiana, 46307

Tax LienpendingSells Sep 8, 2026 · 25 days ago

View on map ↗

Opening bid

$37,379

Assessed value

$909,300

Land $195,100Improvement $714,200

Market / AVM

$909,300

Taxes owed

—

Parcel number: 45-16-08-202-011.000-042
Case number: —
Land use: Commercial
Building: 7,387 sqft
Acreage: 0.18
Lot size: 7,711 sqft
Year built: 1850
Owner of record: 100 Main Street Property Llc

Property facts enriched via realestateapi · 8/25/2026

Aerial view of 100-104 N Main St — the parcel

Aerial view of 100-104 N Main St — what is around it

Property detail

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

Summary(15)

Estimated equity
Id	199,176,856
Last sale date	2023-11-01
Property type	OTHER
Absentee owner	Yes
Equity percent	11
Investor buyer	Yes
Corporate owned	Yes
Estimated value	$909,300
Last update date	2026-08-03 00:00:00 UTC

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

$535,715

Walk away above this. Projected profit at the ceiling: $272,790 (30% of ARV).

Opening bid $37,379

Room to bid $498,336

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

History-guided suggestion

$215,285

Under max by $320,430

≤ 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 $909,300. 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: $909,300
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$72,744
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 ~$1,364/month.: −$24,551
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): −$272,790
Maximum bid: $535,715

If the owner redeems

Flat penalty

10%

You'd receive

$53,571

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.

199,176,856

Last sale date

2023-11-01

Property type

OTHER

Absentee owner

Yes

Equity percent

Investor buyer

Yes

Corporate owned

Yes

Estimated value

$909,300

Last update date

2026-08-03 00:00:00 UTC

Estimated equity

Deal analysis

Your maximum bid

$535,715

Walk away above this. Projected profit at the ceiling: $272,790 (30% of ARV).

Opening bid $37,379

Room to bid $498,336

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

History-guided suggestion

$215,285

Under max by $320,430

≤ 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 $909,300. 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: $909,300
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$72,744
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 ~$1,364/month.: −$24,551
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): −$272,790
Maximum bid: $535,715

If the owner redeems

Flat penalty

10%

You'd receive

$53,571

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	45-16-08-202-011.000-042
Land use	Commercial
Lot acres	0.18
Census block	2004
Census tract	043004
Property use	Restaurant
Lot depth feet	112.2
Lot width feet	68.9
Lot square feet	7,711
Property class	The general use for the property is for commercial purposes
Apn unformatted	451608202011000042
Census block group	4
Legal description	SW. COR. 69 X 112 FT. OF L.32 ORIG. TOWN OF CROWN POINT

Year	2,024
Tax amount	$9,692
Property id	199,176,856
Market value	$909,300
Assessed value	$909,300
Assessment year	2,025
Market land value	$195,100
Assessed land value	$195,100
Market improvement value	$714,200
Assessed improvement value	$714,200

Seq no	1
Sale date	2023-11-01
Arms length	Yes
Buyer names	Robert L Bartruff Trusts
Seller names	Robert J Bartruff, Written Trust
Document type	Deed
Recording date	2023-11-07
Document number	2023-536601
Purchase method	Financed
Transaction type	Non-Residential Arm's Length Transactions
Document type code	DTDE

Owner1 type	Company
Owner2 type	Other
Company name	100 Main Street Property Llc
Mail address · zip	46307
Mail address · city	Crown Point
Mail address · fips	18089
Mail address · zip4	5217
Mail address · house	1111
Mail address · label	1111 E Greenwood Ave, Crown Point, IN 46307
Mail address · state	IN
Mail address · county	Lake County
Mail address · street	Greenwood
Mail address · address	1111 E Greenwood Ave
Mail address · carrier route	C018
Mail address · pre direction	E
Absentee owner	Yes
Corporate owned	Yes
Owner1 full name	100 Main Street Property Llc
Owner1 last name	100 Main Street Property Llc
Ownership length	33
In state absentee owner	Yes

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	4049
Address · house	100-104
Address · label	100-104 N Main St, Crown Point, IN 46307
Address · state	IN
Address · county	Lake County
Address · street	Main
Address · address	100-104 N Main St
Address · street type	St
Address · carrier route	C005
Address · jurisdiction	Lake County
Address · pre direction	N
Address · congressional district	01
Stories	2
Deck area	0
Latitude	41.41816627063699
Pool area	0
Longitude	-87.36395987490549
Patio area	0
Year built	1,850
Rooms count	0
Units count	2
Property use	Restaurant
Basement type	NO BASEMENT
Construction	Wood
Lot square feet	7,710
Parking spaces	0
Buildings count	0
Property use code	148
Garage square feet	0
Living square feet	7,387
Partial bathrooms	0
Building condition	Average
Basement square feet	0
Building square feet	7,387
Price per square foot	0
Parcel account number	003-23-09-0018-0036
Utilities sewage usage	Yes
Utilities water source	Yes
Plumbing fixtures count	0
Basement square feet finished	0
Basement square feet unfinished	0

Ids	199176856, 143259262
Total owned	2
Total value	$1,271,300
Total equity	$463,946
Purchased last6mos	0
Purchased last12mos	0
Total mortgage balance	$807,354