8737 Clover Ln · St. John, IN 46373

$307,000

3 bd · 2.5 ba · 1,756 sqft · Townhouse · 30 Days on market

Built 2024 Good condition 1,640 sqft lot Est $346k · 11% under $205/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +12.6/15.0
• Cash flow +11.6/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The LINCOLN has an open design offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level recreation room perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz countertops, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the recreation room and access to your 2-car garage. Just minutes down the road, enjoy the action on Cedar Lake or the charm of Crown Point with restaurants, shops, and festivals! Hanover School District. Inquire about below market interest rates and buyer's closing cost credits!

Key facts

• Natural light
• Three story townhome
• $205 HOA

Tags

• THREE STORY TOWNHOME
• WELL MAINTAINED EXTERIOR
• NATURAL LIGHT
• SOUGHT AFTER COMMUNITIES
• EASY ACCESS TO ILLINOIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $307k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (7.9% below list).
• Recommended offer: $283k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in St. John — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hanover Community School Corporation (suburban): math 49% / reading 53% proficiency, ranked #38 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Lincoln Elementary School (math 57% / reading 57%, grade C+, #172 of 994 statewide, top 18%, 312 students, 14% FRL); Hanover Central Middle School (math 44% / reading 47%, grade D+, #79 of 330 statewide, top 24%, 650 students, 25% FRL); Hanover Central High School (math 47% / reading 72%, grade C+, #49 of 369 statewide, top 16%, 782 students, 22% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 262 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 30 days — a 2% lower offer ($302k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $282,626 (7.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $345,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8737 Clover Ln	0.00mi	3/2.5	1,756 (0%)	1mo	$309,000	$176	99
10680 Arbor Ln	0.51mi	3/2.0	1,792 (+2%)	1mo	$425,000	$237	70
8958 Remington Way	0.26mi	3/2.5	1,542 (-12%)	0mo	$293,990	$191	67
8952 Remington Way	0.26mi	3/2.5	1,542 (-12%)	1mo	$303,990	$197	67
8959 Remington Way	0.27mi	3/2.5	1,543 (-12%)	0mo	$306,490	$199	67
8954 Remington Way	0.27mi	3/2.5	1,542 (-12%)	1mo	$293,990	$191	66
8956 Remington Way	0.25mi	3/2.5	1,543 (-12%)	2mo	$290,165	$188	66
10907 Remington Pl	0.26mi	3/2.5	1,542 (-12%)	2mo	$288,990	$187	66
9346 Green Meadow Dr	0.47mi	3/2.0	1,880 (+7%)	1mo	$380,000	$202	64
9346 W 107th Ln	0.38mi	2/2.0 (-1)	1,550 (-12%)	0mo	$325,000	$210	55
FAIRFAX Park PL	0.50mi	3/2.5	1,970 (+12%)	2mo	$278,000	$141	54
10919 Remington Pl	0.72mi	3/2.5	1,542 (-12%)	1mo	$308,990	$200	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-55,557
• Equity at exit: $45,775

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-55,391
• Equity at exit: $26,544

Cash invested: $85,960 (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 46373

• Home prices YoY: -23.8%
• Active inventory: 262
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,826 high
• Mortgage (P&I): −$1,610
• Tax est. 1.5%: −$384 /mo · $4,605/yr
• Insurance: −$128
• HOA: −$205
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-94

Break-even live

Break-even rent $2,945

Max offer price $293,418

Occupancy floor 98%

Sensitivity live

Price	-10% $118	-5% $12	+0% $-94	+5% $-200	+10% $-306
Rent	-10% $-317	-5% $-205	+0% $-94	+5% $18	+10% $129
Rate	-1.0pp $61	-0.5pp $-16	base $-94	+0.5pp $-173	+1.0pp $-254

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	45d	1	0.00mi
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	45d	1	0.04mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	45d	1	0.04mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	0d	1	0.09mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	0d	1	0.54mi
7828 W 105th Pl Crown Point, IN	4.0	2.5	2521	$3,200	$1.27	0d	1	0.64mi
7750 W 105th Pl Crown Point, IN	3.0	2.5	2251	$3,350	$1.49	0d	1	0.68mi

HOA detail

• Monthly dues: $205 · $2,460/yr

Listing history 9 events

1. 2026-04-16
   status Pending
2. 2026-04-09
   price $307,000
3. 2026-03-17
   listed $315,000 Active
4. 2024-12-23
   soldstatus $299,990 Closed 1016-char remark

   Show marketing remark (887 chars)

   Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The Urban City design LINCOLN model has an open concept offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level den - perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz counters, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the den and access to your 2-car garage. Hanover school district. Inquire about below market interest rates and buyer's closing cost credits!

5. 2024-12-23
   soldstatus $299,990 Closed 887-char remark

   Show marketing remark (887 chars)

   Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The Urban City design LINCOLN model has an open concept offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level den - perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz counters, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the den and access to your 2-car garage. Hanover school district. Inquire about below market interest rates and buyer's closing cost credits!

6. 2024-10-19
   status Pending 1016-char remark

   Show marketing remark (887 chars)

   Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The Urban City design LINCOLN model has an open concept offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level den - perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz counters, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the den and access to your 2-car garage. Hanover school district. Inquire about below market interest rates and buyer's closing cost credits!

7. 2024-10-19
   status Pending 887-char remark

   Show marketing remark (887 chars)

   Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The Urban City design LINCOLN model has an open concept offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level den - perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz counters, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the den and access to your 2-car garage. Hanover school district. Inquire about below market interest rates and buyer's closing cost credits!

8. 2024-09-21
   listed $304,990 Active 1016-char remark

   Show marketing remark (1016 chars)

   Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The LINCOLN has an open design offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level recreation room perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz countertops, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the recreation room and access to your 2-car garage. Just minutes down the road, enjoy the action on Cedar Lake or the charm of Crown Point with restaurants, shops, and festivals! Hanover School District. Inquire about below market interest rates and buyer's closing cost credits!

9. 2024-09-20
   listed $304,990 Active 887-char remark

   Show marketing remark (887 chars)

   Brand New Modern Townhome in the upscale Gates of St. John - READY NOW! Located just minutes from the Illinois border with easy access to Chicago! The Urban City design LINCOLN model has an open concept offering 3 bedrooms, 2.5 baths, 2-car garage and a finished lower level den - perfect for a home office or recreation room! Large center island is the focal point of main living area, which is ideal for entertaining! Kitchen features designer cabinets, quartz counters, stainless steel appliances and a pantry. The laundry area is conveniently located on the upper level. Primary suite features a 3/4 bath with raised vanity, dual sinks and walk-in closet. Spacious secondary bedrooms and full bath complete upper level. On the lower level is the den and access to your 2-car garage. Hanover school district. Inquire about below market interest rates and buyer's closing cost credits!

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $33,915
• − Mortgage interest: −$17,197
• − Property taxes: −$4,605
• − Insurance: −$1,535
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$2,460
• − Depreciation: −$8,931
• Taxable loss: −$6,239
• Est. tax savings @ 24.0%: +$1,497
• After-tax cash flow: $371/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This nearly new townhome in St. John, Indiana, offers a modern, low-maintenance living experience with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hanover Community School Corporation
• NCES district ID: 1804350
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $68,151
• Composite: 45.34/100
• National rank: #2637
• State rank: #38 of 301 in IN

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, IN
• City population: 18,509
• Population (ZIP): 18,509

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 21% Iranian 6% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 4% 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: ▼ -69.86%
• Current HPI: 224.1176
• Rent YoY: —
• Metro: —
• 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

+0.7% since first listed

9 events — show timeline

• 2026-04-16 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $307,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-17 Listed $315,000 NIRA MLS as Distributed by MLS Grid
• 2024-12-23 Sold (MLS) $299,990 NIRA MLS as Distributed by MLS Grid
• 2024-12-23 Sold (MLS) $299,990 MRED as Distributed by MLS Grid
• 2024-10-19 Pending — MRED as Distributed by MLS Grid
• 2024-10-19 Pending — NIRA MLS as Distributed by MLS Grid
• 2024-09-21 Listed $304,990 MRED as Distributed by MLS Grid
• 2024-09-20 Listed $304,990 NIRA MLS as Distributed by MLS Grid

Property tax history

-76.5%/yr

Latest (2024): $0 · -76.5% YoY. Source: county tax records.