GRANT Plan · Crown Point, IN 46307

$314,990

3 bd · 2.5 ba · 1,827 sqft · Townhouse · 213 Days on market

Excellent 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 +10.5/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the Grant townhome plan at Wellspring at the Fountains in Crown Point, IN. This open and modern design offers a perfect blend of style, comfort, and functionality, making it ideal for today's busy lifestyles. Featuring 3 bedrooms, 2.5 baths, a 2-car garage, and a finished bonus room off the garage, this home provides flexible space that can easily be used as a home office, fitness room, or additional living area. The main level showcases a bright and inviting chef-inspired kitchen, complete with a large center island, designer cabinetry, quartz countertops, and stainless steel appliances.

Key facts

• Quartz countertops
• Finished bonus room
• Large island

Tags

• FINISHED BONUS ROOM
• BRIGHT CHEF'S KITCHEN
• LARGE ISLAND
• DESIGNER CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $314,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $318,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $315k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (17.9% below list).
• Recommended offer: $258k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.4% in Crown Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1292 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 213 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $258,471 (17.9% 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 213 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.81% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $318,990
• List price: $314,990
• Delta: -1.25%
• 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
517 E 120th Pl	0.01mi	3/2.5	1,828 (+0%)	0mo	$318,990	$175	99
519 E 120th Pl	0.02mi	3/2.5	1,828 (+0%)	3mo	$329,990	$181	96
515 E 120th Pl	0.01mi	3/2.5	1,828 (+0%)	4mo	$324,990	$178	96
546 E 120th Pl	0.05mi	3/2.5	1,543 (-16%)	1mo	$313,990	$203	72
544 E 120th Pl	0.04mi	3/2.5	1,542 (-16%)	2mo	$303,990	$197	72
518 E 120th Pl	0.03mi	3/2.5	1,542 (-16%)	4mo	$309,990	$201	70
11828 Kentucky St	0.42mi	3/2.0	1,497 (-18%)	1mo	$290,000	$194	52
11809 Kentucky St	0.46mi	3/2.0	1,468 (-20%)	2mo	$270,000	$184	49
1723 Fir Ave	1.07mi	3/2.0	1,464 (-20%)	0mo	$305,000	$208	38
11400 Vermont St	0.76mi	3/2.0	1,544 (-16%)	1mo	$262,000	$170	37
911 E 113th Ln	0.81mi	3/2.0	1,480 (-19%)	3mo	$280,000	$189	35
399 Golden Oak Ct	1.00mi	2/2.0 (-1)	1,488 (-19%)	4mo	$278,600	$187	30

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-63,220
• Equity at exit: $47,562

10-year hold

• IRR: -14.6%
• Equity multiple: 0.18×
• Total profit: $-73,168
• Equity at exit: $27,580

Cash invested: $89,317 (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: 16 active · 22 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $294,945 ($186/sqft)
• Median days on market: 49 d
• This list price: 94% of active listings are priced below it
• ARV vs active asking: -6.0% 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: 1292
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$1,673
• Tax est. 1.5%: −$399 /mo · $4,785/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-163

Break-even live

Break-even rent $2,790

Max offer price $295,470

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-52	+0% $-163	+5% $-273	+10% $-383
Rent	-10% $-367	-5% $-265	+0% $-163	+5% $-60	+10% $42
Rate	-1.0pp $-2	-0.5pp $-81	base $-163	+0.5pp $-245	+1.0pp $-329

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: $79,748
• Closing costs: $9,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 E 120th Pl Crown Point, IN	3.0	2.5	1543	$2,700	$1.75	24d	1	0.06mi
11757 Rhode Island St Crown Point, IN	3.0	2.0	1414	$2,595	$1.84	0d	1	0.40mi
484 E 127th Ave Crown Point, IN	3.0	2.0–2.5	1441	$3,047	$2.11	0d	4	0.94mi
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,375	$1.42	135d	1	1.00mi
471 E 127th Pl Crown Point, IN	3.0	3.0	1517	$2,815	$1.86	51d	1	1.01mi
521 E 127th Pl Crown Point, IN	3.0	3.0	1888	$3,185	$1.69	51d	1	1.01mi
927 High Meadow Dr Crown Point, IN	2.0	2.0	1250	$1,925	$1.54	9d	1	1.16mi
930 Cypress Point Dr Crown Point, IN	1.0–3.0	1.0–2.0	1275	$2,449	$1.92	0d	13	1.19mi
1727 Chestnut Dr Crown Point, IN	3.0	2.0	1430	$2,500	$1.75	138d	1	1.26mi
1115 Maxwell St Crown Point, IN	3.0	2.0	1472	$2,395	$1.63	81d	1	1.47mi

Property features AI

Finance

• Financial info: List price $314,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Located in Crown Point, IN (E 120th Pl area)Entry listed as GRANT Plan
• Construction: New construction (Plan)Listed in 2026
• Exterior features: Living area approximately 1,827 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named GRANT (new construction plan)

Listing history 50 events

1. 2026-11-08
   days on market $314,990 Active 213 DOM
2. 2026-11-07
   days on market $314,990 Active 212 DOM
3. 2026-11-06
   days on market $314,990 Active 211 DOM
4. 2026-11-05
   days on market $314,990 Active 210 DOM
5. 2026-11-04
   days on market $314,990 Active 209 DOM
6. 2026-11-02
   days on market $314,990 Active 207 DOM
7. 2026-11-01
   days on market $314,990 Active 206 DOM
8. 2026-10-31
   days on market $314,990 Active 205 DOM
9. 2026-10-30
   days on market $314,990 Active 204 DOM
10. 2026-10-29
    days on market $314,990 Active 203 DOM
11. 2026-10-28
    days on market $314,990 Active 202 DOM
12. 2026-10-27
    days on market $314,990 Active 201 DOM
13. 2026-10-26
    days on market $314,990 Active 200 DOM
14. 2026-10-26
    days on market $314,990 Active 199 DOM
15. 2026-10-24
    days on market $314,990 Active 198 DOM
16. 2026-10-23
    days on market $314,990 Active 197 DOM
17. 2026-10-22
    days on market $314,990 Active 196 DOM
18. 2026-10-21
    days on market $314,990 Active 195 DOM
19. 2026-10-20
    days on market $314,990 Active 194 DOM
20. 2026-10-19
    days on market $314,990 Active 193 DOM
21. 2026-10-18
    days on market $314,990 Active 192 DOM
22. 2026-10-17
    days on market $314,990 Active 191 DOM
23. 2026-10-16
    days on market $314,990 Active 190 DOM
24. 2026-10-15
    days on market $314,990 Active 189 DOM
25. 2026-10-14
    days on market $314,990 Active 188 DOM
26. 2026-10-13
    days on market $314,990 Active 187 DOM
27. 2026-10-12
    days on market $314,990 Active 186 DOM
28. 2026-10-11
    days on market $314,990 Active 185 DOM
29. 2026-10-10
    days on market $314,990 Active 184 DOM
30. 2026-10-09
    days on market $314,990 Active 183 DOM
31. 2026-10-08
    days on market $314,990 Active 182 DOM
32. 2026-10-07
    days on market $314,990 Active 181 DOM
33. 2026-10-06
    days on market $314,990 Active 180 DOM
34. 2026-10-05
    days on market $314,990 Active 179 DOM
35. 2026-10-04
    days on market $314,990 Active 178 DOM
36. 2026-10-03
    days on market $314,990 Active 177 DOM
37. 2026-10-02
    days on market $314,990 Active 176 DOM
38. 2026-10-01
    days on market $314,990 Active 175 DOM
39. 2026-09-30
    days on market $314,990 Active 174 DOM
40. 2026-09-29
    days on market $314,990 Active 173 DOM
41. 2026-09-28
    days on market $314,990 Active 172 DOM
42. 2026-09-27
    days on market $314,990 Active 171 DOM
43. 2026-09-26
    days on market $314,990 Active 170 DOM
44. 2026-09-25
    days on market $314,990 Active 169 DOM
45. 2026-09-24
    days on market $314,990 Active 168 DOM
46. 2026-09-23
    days on market $314,990 Active 167 DOM
47. 2026-09-22
    days on market $314,990 Active 166 DOM
48. 2026-09-21
    days on market $314,990 Active 165 DOM
49. 2026-09-20
    days on market $314,990 Active 164 DOM
50. 2026-09-19
    days on market $314,990 Active 163 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: $31,017
• − Mortgage interest: −$17,868
• − Property taxes: −$4,785
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$9,280
• Taxable loss: −$7,474
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-157/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

Excellent 95/100 None rehab

This well-maintained and modern townhome is move-in ready with excellent curb appeal and interior design. Minor updates can further enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can make the space more desirable and functional. ↑

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%
• 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

• Financial info: List price $314,990

Exterior

• Parking: 2 total parking spaces2-car garage
• Home design: Located in Crown Point, IN (E 120th Pl area)Entry listed as GRANT Plan
• Construction: New construction (Plan)Listed in 2026
• Exterior features: Living area approximately 1,827 (living area provided)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan named GRANT (new construction plan)