St. Joseph County anchors South Bend and the University of Notre Dame student-rental market. Multi-LLC student housing landlord patterns concentrate around campus ZIPs 46556, 46615, and 46617. This report maps 118,530 parcels into 1,574 ownership concentration clusters using publicly available county assessor records, including South Bend, Mishawaka, Granger, Osceola, Lakeville, and unincorporated St. Joseph County. Indiana assesses every parcel at 100% of true tax value (= market-value-in-use) per IC 6-1.1-31 — no assessment-to-market multiplier. Circuit breaker caps (1% homestead / 2% other-residential / 3% non-residential) apply to the tax bill, not the assessed value.
Notre Dame student-rental corridor. St. Joseph anchors South Bend and the University of Notre Dame student-rental market. Multi-LLC student housing landlord patterns concentrate around campus ZIPs 46556, 46615, and 46617. 118,530 parcels, 1,574 clusters, $3.49B clustered value.
Premium tier — gross AV inline. St. Joseph's feed includes REALLANDVA + REALIMPROV (gross AV per IC 6-1.1-31), so Premium tier ($899) ships without IGIO enrichment. Year built absent from the parcel layer; sqft is included.
Multi-LLC student-housing operators. Common patterns include shell LLCs named after Notre Dame iconography (Irish Crossings LLC, ND Rentals LLC, Eddy Street Holdings LLC). The cluster analysis surfaces these as concentration patterns on shared mailing addresses.
Pairs with Tippecanoe (Purdue) for the university-town bundle. The Indiana Statewide bundle ties Notre Dame and Purdue rental markets together — the same student-housing LLC pattern, two campuses.
Executive dashboard, geographic treemap, scatter analysis, municipality breakdown across South Bend, Mishawaka, Granger, Osceola, Lakeville, and unincorporated St. Joseph County, top clusters by two ranking methods, entity rosters, CSV quick-start guide, methodology, and legal disclaimer.
Every entity in every cluster. Filter by owner state, entity count, parcel count, or market value.
Marion + Hamilton + Lake + St. Joseph + Tippecanoe. 926,338 parcels. 12,183 clusters. Save $1396.
67,906 parcels. 814 clusters. Standard/Essentials tier — values pending IGIO enrichment.
345,847 parcels. 5,250 clusters. $45.06B clustered.