FAIRFAX Plan · Crown Point, IN 46307

$299,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 113 Days on market

Good condition 2-car garage

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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).

• Cash flow +9.7/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Fairfax plan, a two-story townhome plan featured in our Wellspring at the Fountains townhomes community in Crown Point, IN. With covered front porches, beautifully detailed fencing and rear load garages, the Fairfax is sure to impress. Inside this 3 bedroom, 2.5 bathroom home, you will find 1,543 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. Convenient mud room at the garage entrance makes coats and shoes easy to store.

Key facts

• Classic cabinetry
• Quartz countertops
• Convenient mud room

Tags

• COVERED FRONT PORCHES
• REAR LOAD GARAGES
• OPEN CONCEPT LIVING AREA
• CONVENIENT MUD ROOM
• CLASSIC CABINETRY
• QUARTZ COUNTERTOPS

🏗️ New construction. The $299,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $321,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (15.1% below list).
• Recommended offer: $255k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Crown Point — 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 77/100 on livability (#45 in IN, #3,244 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Solon Robinson Elementary School (math 59% / reading 57%, grade C+, #160 of 994 statewide, top 17%, 528 students, 34% FRL); Robert Taft Middle School (math 37% / reading 57%, grade D+, #65 of 330 statewide, top 21%, 1,091 students, 23% FRL); Crown Point High School (math 51% / reading 80%, grade B, #29 of 369 statewide, top 8%, 2,948 students, 22% FRL).
• Market conditions: Rents rising (+2.5%/yr); 1149 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 113 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,601 (15.1% 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. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $321,990
• List price: $299,990
• Delta: -6.83%
• 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
544 E 120th Pl	0.04mi	3/2.5	1,542 (-0%)	0mo	$303,990	$197	98
518 E 120th Pl	0.03mi	3/2.5	1,542 (-0%)	2mo	$309,990	$201	97
512 E 120th Pl	0.02mi	3/2.5	1,542 (-0%)	3mo	$318,990	$207	96
514 E 120th Pl	0.03mi	3/2.5	1,542 (-0%)	3mo	$303,990	$197	96
516 E 120th Pl	0.03mi	3/2.5	1,542 (-0%)	3mo	$313,990	$204	96
520 E 120th Pl	0.03mi	3/2.5	1,542 (-0%)	3mo	$314,990	$204	96
11809 Kentucky St	0.46mi	3/2.0	1,468 (-5%)	1mo	$270,000	$184	68
11886 Kentucky St	0.40mi	3/2.0	1,414 (-8%)	3mo	$299,900	$212	63
11834 Broadway	0.31mi	2/1.5 (-1)	1,370 (-11%)	0mo	$259,000	$189	58
11897 Rhode Island St	0.33mi	2/1.5 (-1)	1,408 (-9%)	5mo	$279,900	$199	57
1043 E 117th Ln	0.44mi	2/1.5 (-1)	1,358 (-12%)	1mo	$275,000	$203	50
1003 E 117th Ln	0.42mi	2/1.5 (-1)	1,356 (-12%)	4mo	$289,900	$214	48

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: -21.6%
• Equity multiple: 0.26×
• Total profit: $-66,957
• Equity at exit: $48,010

10-year hold

• IRR: -16.3%
• Equity multiple: 0.11×
• Total profit: $-80,558
• Equity at exit: $27,840

Cash invested: $90,157 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 28 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $283,500 ($195/sqft)
• Median days on market: 32 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +7.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46307

• Rents YoY: 2.5%
• Active inventory: 1149
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,546 high
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$402 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-214

Break-even live

Break-even rent $2,817

Max offer price $291,045

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-103	+0% $-214	+5% $-325	+10% $-436
Rent	-10% $-415	-5% $-314	+0% $-214	+5% $-113	+10% $-13
Rate	-1.0pp $-52	-0.5pp $-132	base $-214	+0.5pp $-297	+1.0pp $-382

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: $80,498
• Closing costs: $9,660
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
484 E 127th Ave Crown Point, IN	2.0–3.0	2.0–2.5	1370	$3,229	$2.36	0d	7	0.94mi
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,375	$1.42	90d	1	1.00mi
471 E 127th Pl Crown Point, IN	3.0	3.0	1517	$2,815	$1.86	6d	1	1.01mi
521 E 127th Pl Crown Point, IN	3.0	3.0	1888	$3,185	$1.69	6d	1	1.01mi
930 Cypress Point Dr Crown Point, IN	2.0	2.0	1050	$1,774	$1.69	0d	4	1.19mi
1727 Chestnut Dr Crown Point, IN	3.0	2.0	1430	$2,500	$1.75	93d	1	1.26mi
1115 Maxwell St Crown Point, IN	3.0	2.0	1472	$2,395	$1.63	36d	1	1.47mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $299,990

Exterior

• Parking: Attached or detached 2 parking spaces (2-car garage total)
• Home design: Planned new-construction home (FAIRFAX plan)Located in Crown Point, IN
• Construction: New construction (listed in 2026)
• Exterior features: Living area approximately 1,543

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open-plan living area

Listing history 50 events

1. 2026-09-24
   days on market $299,990 Active 113 DOM
2. 2026-09-23
   days on market $299,990 Active 112 DOM
3. 2026-09-22
   days on market $299,990 Active 111 DOM
4. 2026-09-21
   days on market $299,990 Active 110 DOM
5. 2026-09-20
   days on market $299,990 Active 109 DOM
6. 2026-09-19
   days on market $299,990 Active 108 DOM
7. 2026-09-18
   days on market $299,990 Active 107 DOM
8. 2026-09-17
   days on market $299,990 Active 106 DOM
9. 2026-09-16
   days on market $299,990 Active 105 DOM
10. 2026-09-15
    days on market $299,990 Active 104 DOM
11. 2026-09-14
    days on market $299,990 Active 103 DOM
12. 2026-09-13
    days on market $299,990 Active 102 DOM
13. 2026-09-12
    days on market $299,990 Active 101 DOM
14. 2026-09-11
    days on market $299,990 Active 100 DOM
15. 2026-09-05
    days on market $299,990 Active 94 DOM
16. 2026-09-04
    days on market $299,990 Active 93 DOM
17. 2026-09-02
    days on market $299,990 Active 91 DOM
18. 2026-08-31
    days on market $299,990 Active 89 DOM
19. 2026-08-29
    days on market $299,990 Active 87 DOM
20. 2026-08-28
    days on market $299,990 Active 86 DOM
21. 2026-08-27
    days on market $299,990 Active 85 DOM
22. 2026-08-26
    days on market $299,990 Active 84 DOM
23. 2026-08-25
    days on market $299,990 Active 83 DOM
24. 2026-08-24
    days on market $299,990 Active 82 DOM
25. 2026-08-23
    days on market $299,990 Active 81 DOM
26. 2026-08-22
    days on market $299,990 Active 80 DOM
27. 2026-08-21
    days on market $299,990 Active 79 DOM
28. 2026-08-20
    days on market $299,990 Active 78 DOM
29. 2026-08-19
    days on market $299,990 Active 77 DOM
30. 2026-08-18
    days on market $299,990 Active 76 DOM
31. 2026-08-17
    days on market $299,990 Active 75 DOM
32. 2026-08-16
    days on market $299,990 Active 74 DOM
33. 2026-08-15
    days on market $299,990 Active 73 DOM
34. 2026-08-14
    days on market $299,990 Active 72 DOM
35. 2026-08-13
    days on market $299,990 Active 71 DOM
36. 2026-08-12
    days on market $299,990 Active 70 DOM
37. 2026-08-11
    days on market $299,990 Active 69 DOM
38. 2026-08-10
    days on market $299,990 Active 68 DOM
39. 2026-08-09
    days on market $299,990 Active 67 DOM
40. 2026-08-08
    days on market $299,990 Active 66 DOM
41. 2026-08-06
    days on market $299,990 Active 64 DOM
42. 2026-08-05
    days on market $299,990 Active 63 DOM
43. 2026-08-04
    days on market $299,990 Active 62 DOM
44. 2026-08-03
    days on market $299,990 Active 61 DOM
45. 2026-07-31
    days on market $299,990 Active 58 DOM
46. 2026-07-30
    days on market $299,990 Active 56 DOM
47. 2026-07-28
    days on market $299,990 Active 55 DOM
48. 2026-07-26
    days on market $299,990 Active 53 DOM
49. 2026-07-24
    days on market $299,990 Active 51 DOM
50. 2026-07-23
    days on market $299,990 Active 50 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,552
• − Mortgage interest: −$18,036
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − Depreciation: −$9,367
• Taxable loss: −$8,179
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-603/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $7,715–$23,145 screening

This well-maintained townhome is move-in ready with good condition throughout. Minor exterior painting and carpet replacement would further enhance its curb appeal and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Rental replace carpet — improves comfort and reduces maintenance ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 57/100

Zoned Schools

Elementary Solon Robinson Elementary School C+ IN #160/994 Nat'l #8,292/41,679 Middle Robert Taft Middle School D+ IN #65/330 Nat'l #4,159/14,009 High Crown Point High School B IN #29/369 Nat'l #2,744/17,239

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

B Composite livability gradescore 77/100

Livability — Crown Point

• Score: 77/100
• State rank: #45
• US rank: #3244

Category grades

Amenities F Commute F Cost of living A+ 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: Crown Point, IN
• County: Lake County · 484,026 people
• City population: 71,673
• 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: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $299,990

Exterior

• Parking: Attached or detached 2 parking spaces (2-car garage total)
• Home design: Planned new-construction home (FAIRFAX plan)Located in Crown Point, IN
• Construction: New construction (listed in 2026)
• Exterior features: Living area approximately 1,543

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open-plan living area