7627 E 112th Ave · Winfield, IN 46307

$258,000

3 bd · 2.0 ba · 1,729 sqft · Townhouse public records · 70 Days on market

Built 2009 1,742 sqft lot $149/sqft · 8% below area Est $280k · 8% under $115/mo HOA · 5% of rent

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.4/30.0
• ARV discount +11.0/15.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Sellers! A little paint will make this home shine! Make this 3-bedroom, 2.5-bath townhome yours just in time for spring! Located in the heart of Winfield and in the award-winning Crown Point school district, this maintenance-free home offers a great combination of space, layout, and location. The main level has an open-concept living, dining, and kitchen area, perfect for both everyday living and entertaining. Upstairs, you'll find three generously sized bedrooms, including a primary suite with walk-in closet and private bath, along with a second full bathroom and convenient laundry area. Well cared for and ready for its next owner, this home offers new flooring throughout and the opportunity to make it your own and add your personal style.

Key facts

• $115 HOA
• 2 garage spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $258k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (5.2% below list).
• Recommended offer: $243k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 3.4% in Winfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#121 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Crown Point Community School Corporation (suburban): math 51% / reading 61% proficiency, ranked #23 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.5%/yr); 739 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Lake County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $242,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $279,840
• List price: $258,000
• Delta: -7.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7556 E 111th Ln	0.08mi	3/2.5	1,695 (-2%)	5mo	$290,000	$171	86
11214 Putnam Dr	0.17mi	3/2.5	1,680 (-3%)	5mo	$284,900	$170	81
11150 Putnam Dr	0.22mi	2/1.5 (-1)	1,660 (-4%)	0mo	$285,000	$172	76
11224 Putnam Dr	0.16mi	3/2.5	1,640 (-5%)	13mo	$284,900	$174	71
11222 Putnam Dr	0.16mi	2/2.5 (-1)	1,660 (-4%)	13mo	$291,000	$175	68
11152 Putnam Dr	0.22mi	2/1.5 (-1)	1,616 (-6%)	6mo	$290,000	$179	67
11140 Orange St	0.14mi	3/2.5	1,588 (-8%)	13mo	$270,000	$170	67
10785 Pike St	0.55mi	3/2.0	1,581 (-9%)	6mo	$278,500	$176	54
10828 Park St Unit B	0.48mi	2/1.5 (-1)	1,600 (-8%)	12mo	$256,000	$160	48
10677 Keystone Ln	0.69mi	3/2.0	1,581 (-9%)	9mo	$284,900	$180	46
10716 Pike St	0.68mi	3/2.0	1,530 (-12%)	7mo	$294,000	$192	44
10636 Keystone Ln	0.73mi	3/2.0	1,581 (-9%)	10mo	$279,900	$177	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-33,510
• Equity at exit: $38,469

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-21,588
• Equity at exit: $22,307

Cash invested: $72,240 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Indiana: 90 Strongly Landlord-Friendly · R+11
• County: — inherits STATE
• City: — inherits STATE

10-day pay-or-quit; landlord-favorable; preempted.

Methodology + full state rankings →

ZIP-level market 46307

• Rents YoY: 2.5%
• Active inventory: 739
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$208 /mo · $2,498/yr
• Insurance: −$108
• HOA: −$115
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $148

Break-even live

Break-even rent $2,258

Max offer price $258,000

Occupancy floor 89%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10859 Park St Crown Point, IN	3.0	2.0	1800	$2,200	$1.22	1d	1	0.43mi
10859 Park St Unit Park Crown Point, IN	3.0	2.0	1600	$2,200	$1.38	22d	1	0.43mi
3788 Kingsway Dr Crown Point, IN	3.0	2.0	1300	$2,350	$1.81	1d	1	0.51mi
11087 Thomas St Winfield, IN	3.0	2.0	1800	$3,175	$1.76	3d	1	1.00mi
10981 Thomas St Crown Point, IN	3.0	2.0	1792	$2,900	$1.62	1d	1	1.01mi
11652 Thomas St Crown Point, IN	3.0	2.0	1720	$2,875	$1.67	43d	1	1.18mi
11290 Green Pl Winfield, IN	4.0	2.5	2201	$3,175	$1.44	1d	1	1.24mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 12 events

1. 2026-06-07
   status $258,000 Pending 70 DOM
2. 2026-06-04
   days on market $258,000 Active 70 DOM
3. 2026-06-03
   days on market $258,000 Active 69 DOM
4. 2026-06-02
   days on market $258,000 Active 68 DOM
5. 2026-06-01
   days on market $258,000 Active 67 DOM
6. 2026-05-31
   days on market $258,000 Active 66 DOM
7. 2026-04-16
   price $269,000 760-char remark

   Show marketing remark (760 chars)

   Motivated Sellers! A little paint will make this home shine! Make this 3-bedroom, 2.5-bath townhome yours just in time for spring! Located in the heart of Winfield and in the award-winning Crown Point school district, this maintenance-free home offers a great combination of space, layout, and location. The main level has an open-concept living, dining, and kitchen area, perfect for both everyday living and entertaining. Upstairs, you'll find three generously sized bedrooms, including a primary suite with walk-in closet and private bath, along with a second full bathroom and convenient laundry area. Well cared for and ready for its next owner, this home offers new flooring throughout and the opportunity to make it your own and add your personal style.

8. 2026-04-08
   price $279,000 760-char remark

   Show marketing remark (760 chars)

   Motivated Sellers! A little paint will make this home shine! Make this 3-bedroom, 2.5-bath townhome yours just in time for spring! Located in the heart of Winfield and in the award-winning Crown Point school district, this maintenance-free home offers a great combination of space, layout, and location. The main level has an open-concept living, dining, and kitchen area, perfect for both everyday living and entertaining. Upstairs, you'll find three generously sized bedrooms, including a primary suite with walk-in closet and private bath, along with a second full bathroom and convenient laundry area. Well cared for and ready for its next owner, this home offers new flooring throughout and the opportunity to make it your own and add your personal style.

9. 2026-03-26
   listed $285,000 Active 760-char remark

   Show marketing remark (760 chars)

   Motivated Sellers! A little paint will make this home shine! Make this 3-bedroom, 2.5-bath townhome yours just in time for spring! Located in the heart of Winfield and in the award-winning Crown Point school district, this maintenance-free home offers a great combination of space, layout, and location. The main level has an open-concept living, dining, and kitchen area, perfect for both everyday living and entertaining. Upstairs, you'll find three generously sized bedrooms, including a primary suite with walk-in closet and private bath, along with a second full bathroom and convenient laundry area. Well cared for and ready for its next owner, this home offers new flooring throughout and the opportunity to make it your own and add your personal style.

10. 2023-05-24
    soldstatus $244,900 Closed 457-char remark

    Show marketing remark (457 chars)

    Welcome to this maintenance free townhome in Stonegate! Inside you will find 3 bedrooms and 2.5 bathrooms. Main floor is an open concept living and dining space with a desirable view! Upstairs you will find a large primary bedroom ensuite with a large walk in closet. The two other generous sized bedrooms feature closet organization. Large laundry closet is upstairs. HVAC is less than one year old. Sellers are offering a $5,000 flooring allowance credit!

11. 2023-04-09
    historical Active Under Contract 457-char remark

    Show marketing remark (457 chars)

    Welcome to this maintenance free townhome in Stonegate! Inside you will find 3 bedrooms and 2.5 bathrooms. Main floor is an open concept living and dining space with a desirable view! Upstairs you will find a large primary bedroom ensuite with a large walk in closet. The two other generous sized bedrooms feature closet organization. Large laundry closet is upstairs. HVAC is less than one year old. Sellers are offering a $5,000 flooring allowance credit!

12. 2023-04-03
    listed $244,900 Active 457-char remark

    Show marketing remark (457 chars)

    Welcome to this maintenance free townhome in Stonegate! Inside you will find 3 bedrooms and 2.5 bathrooms. Main floor is an open concept living and dining space with a desirable view! Upstairs you will find a large primary bedroom ensuite with a large walk in closet. The two other generous sized bedrooms feature closet organization. Large laundry closet is upstairs. HVAC is less than one year old. Sellers are offering a $5,000 flooring allowance credit!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $2,498 · $208/mo
• Projected year-2 tax: $2,498 · $208/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,338
• − Mortgage interest: −$14,452
• − Property taxes: −$2,498
• − Insurance: −$1,290
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − HOA: −$1,380
• − Depreciation: −$7,505
• Taxable loss: −$2,482
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $2,369/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Crown Point Community School Corporation
• NCES district ID: 1802490
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $69,148
• Composite: 49.55/100
• National rank: #1990
• State rank: #23 of 301 in IN

Livability — Winfield

• Score: 72/100
• State rank: #121
• US rank: #6471

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfield, IN
• County: Lake County · 422,878 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 71,673
• Household income: $107,800
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 705.0

Population outlook (Lake County) Hauer SSP2

• Today (2025): 484,026 people
• By 2030: 478,091 · -1.2%
• By 2040: 462,974 · -4.3%
• By 2050: 449,894 · -7.1%
• By 2075: 436,169 · -9.9%
• By 2100: 426,607 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 10% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 12% Iranian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 5% Russian/Polish/Slavic 3% Other Indo-European 1%

Political lean MEDSL · Lake

• 2024 margin: Lean D (+5.6) · D 52.1% · R 46.5% · Other 1.5%
• 2008→2024 swing: -28.6pp toward R · 2008: 34.3pp · 2024: 5.6pp
• All cycles: 2024: D+5.6 2020: D+15.1 2016: D+20.6 2012: D+31.0 2008: D+34.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.91%
• Current HPI: 226.0335
• Rent YoY: ▲ 2.53%
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

Industry mix (Fortune 500 HQ in IN)

Industry	F500 HQs	Revenue
▸Industrial Machinery	2	$37B
▸Healthcare	1	$177B
▸Pharmaceuticals	1	$45B
▸Metals / Steel	1	$18B
▸Agriculture	1	$17B
▸Packaging	1	$12B

Price history

+9.8% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $269,000 NIRA MLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $279,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-26 Listed $285,000 NIRA MLS as Distributed by MLS Grid
• 2023-05-24 Sold (MLS) $244,900 NIRA MLS as Distributed by MLS Grid
• 2023-04-09 Contingent — NIRA MLS as Distributed by MLS Grid
• 2023-04-03 Listed $244,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2024): $2,498 · +5.6% YoY. Source: county tax records.