4405 Wren Pl · Valparaiso, IN 46385

$359,682

5 bd · 2.5 ba · 2,166 sqft · SingleFamily · 102 Days on market

Built 2026 Good condition 8,500 sqft lot $166/sqft · 23% below area Est $465k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +6.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

More home. More life. More of what matters. The Jade is proof that thoughtful design and everyday value can live in the same address. With 5 bedrooms and 2.5 baths, there's room for everyone to have their own space without sacrificing the shared spaces that bring you together. The open-concept kitchen and great room is where daily life happens. Quartz countertops, stainless steel appliances, luxury vinyl flooring, and 9-foot ceilings make it feel bright, modern, and genuinely welcoming. A flexible office space means your home works as hard as you do.

Key facts

• 8,500 sq ft lot
• 2 parking spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (15.9% below list).
• Recommended offer: $302k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.1% in Valparaiso — 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 82/100 on livability (#12 in IN, #1,149 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Valparaiso Community Schools (suburban): math 56% / reading 64% proficiency, ranked #18 of 301 in IN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Memorial Elementary School (math 74% / reading 71%, grade A, #28 of 994 statewide, top 3%, 477 students, 25% FRL); Benjamin Franklin Middle School (math 49% / reading 65%, grade B, #21 of 330 statewide, top 6%, 821 students, 22% FRL); Valparaiso High School (math 60% / reading 78%, grade B, #19 of 369 statewide, top 5%, 2,098 students, 30% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 490 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 542 units permitted in Porter County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Porter County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($327k) is reasonable based on typical stale-listing flexibility.

Recommended offer $302,460 (15.9% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 16% 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 A-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. 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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $464,906
• List price: $359,682
• Delta: -22.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Hampton Manor Ct	0.34mi	4/2.5 (-1)	2,282 (+5%)	2mo	$463,900	$203	68
4208 Iron Gate Dr	0.11mi	4/2.5 (-1)	2,387 (+10%)	6mo	$420,000	$176	67
3756 Fender St	0.48mi	4/2.5 (-1)	2,203 (+2%)	9mo	$388,405	$176	63
3522 Brander Dr	0.54mi	4/2.5 (-1)	2,203 (+2%)	5mo	$400,000	$182	62
543 Chicory Ln	0.45mi	4/2.5 (-1)	2,015 (-7%)	6mo	$395,500	$196	57
549 Marilyn Way	0.39mi	4/2.5 (-1)	2,352 (+9%)	7mo	$489,000	$208	57
3858 Fender St	0.56mi	5/2.5	2,279 (+5%)	10mo	$428,760	$188	56
3631 Brander Dr	0.53mi	4/2.5 (-1)	2,201 (+2%)	14mo	$420,000	$191	56
208 Sweetbay St	0.26mi	4/2.5 (-1)	2,464 (+14%)	5mo	$472,000	$192	56
3857 Fender St	0.52mi	4/2.5 (-1)	2,263 (+4%)	12mo	$404,990	$179	54
263 W 550 N	0.74mi	5/3.0	2,296 (+6%)	2mo	$410,000	$179	52
3760 Fender St	0.56mi	4/2.5 (-1)	2,386 (+10%)	9mo	$403,000	$169	44

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-64,368
• Equity at exit: $53,630

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-63,759
• Equity at exit: $31,099

Cash invested: $100,711 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 5 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $377,940 ($187/sqft)
• Median days on market: 40 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +14.8% above current asking $/sqft

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

ZIP-level market 46385

• Active inventory: 490
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,025 medium
• Mortgage (P&I): −$1,886
• Tax est. 1.5%: −$450 /mo · $5,395/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-96

Break-even live

Break-even rent $3,146

Max offer price $345,755

Occupancy floor 98%

Sensitivity live

Price	-10% $152	-5% $28	+0% $-96	+5% $-221	+10% $-345
Rent	-10% $-335	-5% $-216	+0% $-96	+5% $23	+10% $143
Rate	-1.0pp $85	-0.5pp $-5	base $-96	+0.5pp $-189	+1.0pp $-284

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: $89,920
• Closing costs: $10,790
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3522 Brander Dr Valparaiso, IN	4.0	3.0	2203	$3,100	$1.41	71d	1	0.53mi
2707 Westwind Dr Valparaiso, IN	4.0	2.5	2902	$2,800	$0.96	62d	1	1.38mi

Property features AI

Finance

• Other: Living area approximately 2166Spec new-construction inventoryListing status: ActiveAddress: 4405 Wren Pl, Valparaiso, IN 46385

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas heatingCentral air conditioning
• Home design: Single-family property1 entry level

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas forced air heatingCentral air conditioning
• Interior features: DishwasherDisposalMicrowaveRefrigerator

Listing history 50 events

1. 2026-08-08
   days on market $359,682 Active 102 DOM
2. 2026-08-06
   days on market $359,682 Active 100 DOM
3. 2026-08-05
   days on market $359,682 Active 99 DOM
4. 2026-08-04
   days on market $359,682 Active 98 DOM
5. 2026-08-03
   days on market $359,682 Active 97 DOM
6. 2026-07-31
   days on market $359,682 Active 94 DOM
7. 2026-07-30
   days on market $359,682 Active 92 DOM
8. 2026-07-28
   days on market $359,682 Active 91 DOM
9. 2026-07-26
   days on market $359,682 Active 89 DOM
10. 2026-07-24
    days on market $359,682 Active 87 DOM
11. 2026-07-23
    days on market $359,682 Active 86 DOM
12. 2026-07-22
    days on market $359,682 Active 85 DOM
13. 2026-07-21
    days on market $359,682 Active 84 DOM
14. 2026-07-20
    days on market $359,682 Active 83 DOM
15. 2026-07-18
    days on market $359,682 Active 81 DOM
16. 2026-07-18
    days on market $359,682 Active 80 DOM
17. 2026-07-16
    days on market $359,682 Active 79 DOM
18. 2026-07-15
    days on market $359,682 Active 78 DOM
19. 2026-07-14
    days on market $359,682 Active 77 DOM
20. 2026-07-13
    days on market $359,682 Active 76 DOM
21. 2026-07-13
    days on market $359,682 Active 75 DOM
22. 2026-07-11
    days on market $359,682 Active 74 DOM
23. 2026-07-10
    days on market $359,682 Active 73 DOM
24. 2026-07-09
    days on market $359,682 Active 72 DOM
25. 2026-07-07
    days on market $359,682 Active 70 DOM
26. 2026-07-06
    days on market $359,682 Active 69 DOM
27. 2026-07-06
    days on market $359,682 Active 68 DOM
28. 2026-07-05
    days on market $359,682 Active 67 DOM
29. 2026-07-03
    days on market $359,682 Active 66 DOM
30. 2026-07-02
    days on market $359,682 Active 65 DOM
31. 2026-07-01
    days on market $359,682 Active 64 DOM
32. 2026-06-30
    days on market $359,682 Active 63 DOM
33. 2026-06-29
    days on market $359,682 Active 62 DOM
34. 2026-06-28
    days on market $359,682 Active 61 DOM
35. 2026-06-27
    days on market $359,682 Active 60 DOM
36. 2026-06-26
    days on market $359,682 Active 59 DOM
37. 2026-06-24
    days on market $359,682 Active 57 DOM
38. 2026-06-22
    days on market $359,682 Active 55 DOM
39. 2026-06-21
    days on market $359,682 Active 54 DOM
40. 2026-06-18
    days on market $359,682 Active 51 DOM
41. 2026-06-17
    days on market $359,682 Active 50 DOM
42. 2026-06-16
    days on market $359,682 Active 49 DOM
43. 2026-06-15
    days on market $359,682 Active 48 DOM
44. 2026-06-13
    days on market $359,682 Active 46 DOM
45. 2026-06-13
    days on market $359,682 Active 45 DOM
46. 2026-06-09
    days on market $359,682 Active 42 DOM
47. 2026-06-08
    days on market $359,682 Active 41 DOM
48. 2026-06-07
    days on market $359,682 Active 40 DOM
49. 2026-06-04
    days on market $359,682 Active 37 DOM
50. 2026-06-03
    days on market $359,682 Active 36 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,295
• − Mortgage interest: −$20,148
• − Property taxes: −$5,395
• − Insurance: −$1,798
• − Repairs & maintenance: −$2,904
• − Management: −$2,904
• − Depreciation: −$10,463
• Taxable loss: −$7,317
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $601/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 · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $10,830–$32,490 screening

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic improvements needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances upgrade — Modern appliances improve functionality and appeal ↑
• Resale Bathroom fixtures upgrade — Updated fixtures enhance bathroom aesthetics and functionality ↑

ⓘ 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.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Cooks Corners Elementary School B- IN #156/994 Nat'l #8,158/41,679 Middle Benjamin Franklin Middle School B IN #21/330 Nat'l #2,208/14,009 High Valparaiso High School B IN #19/369 Nat'l #2,354/17,239

Schools (NCES district)

• District: Valparaiso Community Schools
• NCES district ID: 1811970
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $56,736
• Composite: 51.69/100
• National rank: #1691
• State rank: #18 of 301 in IN

A Composite livability gradescore 82/100

Livability — Valparaiso

• Score: 82/100
• State rank: #12
• US rank: #1149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Porter County · 177,804 people
• City population: 83,039
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 40,856
• Household income: $98,957
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 9% of renters

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Population outlook (Porter County) Hauer SSP2

• Today (2025): 177,804 people
• By 2030: 181,552 · +2.1%
• By 2040: 185,830 · +4.5%
• By 2050: 187,498 · +5.5%
• By 2075: 189,585 · +6.6%
• By 2100: 183,722 · +3.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Porter

• 2024 margin: R (+10.5) · D 43.8% · R 54.3% · Other 1.8%
• 2008→2024 swing: -17.7pp toward R · 2008: 7.2pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+6.1 2016: R+6.8 2012: D+3.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.11%
• Current HPI: 201.7039
• Rent YoY: —
• 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: Living area approximately 2166Spec new-construction inventoryListing status: ActiveAddress: 4405 Wren Pl, Valparaiso, IN 46385

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas heatingCentral air conditioning
• Home design: Single-family property1 entry level

Interior

• Kitchen: DishwasherDisposalMicrowaveRefrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Natural gas forced air heatingCentral air conditioning
• Interior features: DishwasherDisposalMicrowaveRefrigerator