1905 Nondorf St

Dyer, Indiana, 46311

Tax LienpendingSells Sep 8, 2026 · 32 days ago

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SqFt: 0
Lot Size: 8,736
APN: 45-10-12-410-001.000-034

Property Type: Land
Distressed: No
Vacant: No
Owner Type: Other
County: Lake

Value

Estimated Value: $463,000
County Market Value: $36,300; 2024
Assessed Value: $36,300; 2025

Mortgage & Debt

Open Mortgages: 0
Estimated Balance: $0
Lien Flags: None recorded; RealEstateAPI flags · not a lien search

Opportunity

Opening Bid: $36,455
Bid / Value: 8%; of $463,000
Property Tax 2024: $1,875; annual bill · not the amount owed
Equity (est.): $463,000; 100%

Opening bid

$36,455

Assessed value

$36,300

Land $36,300Improvement $0

Market / AVM

$463,000

Property tax 2024

$1,875

Annual bill — the sale list gives no amount owed

Property facts enriched via realestateapi · 8/25/2026

Ownership Information

Owner 1 Name: The Estate Of Wanda M Venzke
Mailing Address: 1905 Nondorf St, Dyer, IN 46311
Owner Type: Other
Corporate Owned: No

Land/Location Information

APN: 45-10-12-410-001.000-034
Property Class: The general use for the property is for residential purposes

Deal analysis

Recorded	Document	Notice	Auction Date	Active
08/31/2013	Notice of Foreclosure Sale	FOR	09/13/2013	No

Your maximum bid

$271,059

Walk away above this. Projected profit at the ceiling: $138,900 (30% of ARV).

Opening bid $36,455

Room to bid $234,604

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

History-guided suggestion

$119,454

Under max by $151,605

≤ 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 $463,000. 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: $463,000
Selling costs on exitassumed 8.0% of ARV — agent commission plus seller-side closing.: −$37,040
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 ~$695/month.: −$12,501
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): −$138,900
Maximum bid: $271,059

If the owner redeems

Flat penalty

10%

You'd receive

$27,106

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.

1905 Nondorf St

Value

Mortgage & Debt

Opportunity

Ownership Information

Land/Location Information

1905 Nondorf St

Value

Mortgage & Debt

Opportunity

Ownership Information

Land/Location Information

Legal Description

Tax Assessment Information

Distress Flags

Foreclosure Filings

Area

Fair Market Rents

Tax Assessment Information

County records

Lake County rules

Historical comps

Verify before you bid