GRANT Plan · Crown Point, IN 46307

$314,990

3 bd · 2.5 ba · 1,827 sqft · Townhouse · 121 Days on market

Excellent condition 2-car garage

---

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 +9.8/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Condition / age +4.8/5.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• 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 — $321,990.

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 $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (18.8% below list).
• Recommended offer: $256k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% 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); 984 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 121 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,771 (18.8% 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 121 days. Have you received any prior offers? Is the seller open to a 19% 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: 5.53%
• Cash-on-cash: -2.72%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $321,990
• List price: $314,990
• Delta: -2.17%
• 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
519 E 120th Pl	0.02mi	3/2.5	1,828 (+0%)	0mo	$329,990	$181	99
515 E 120th Pl	0.01mi	3/2.5	1,828 (+0%)	1mo	$324,990	$178	99
521 E 120th Pl	0.02mi	3/2.5	1,828 (+0%)	2mo	$354,790	$194	98
518 E 120th Pl	0.03mi	3/2.5	1,542 (-16%)	1mo	$309,990	$201	73
512 E 120th Pl	0.02mi	3/2.5	1,542 (-16%)	1mo	$318,990	$207	73
514 E 120th Pl	0.03mi	3/2.5	1,542 (-16%)	1mo	$303,990	$197	73
516 E 120th Pl	0.03mi	3/2.5	1,542 (-16%)	1mo	$313,990	$204	73
520 E 120th Pl	0.03mi	3/2.5	1,542 (-16%)	1mo	$314,990	$204	72
1615 Golden Oak Dr	1.06mi	3/2.0	1,670 (-9%)	1mo	$301,000	$180	48
13091 Carolina St	1.09mi	3/2.5	1,601 (-12%)	3mo	$304,706	$190	42
911 E 113th Ln	0.81mi	3/2.0	1,480 (-19%)	0mo	$280,000	$189	38
399 Golden Oak Ct	1.00mi	2/2.0 (-1)	1,488 (-19%)	1mo	$278,600	$187	32

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-66,373
• Equity at exit: $48,010

10-year hold

• IRR: -16.0%
• Equity multiple: 0.12×
• Total profit: $-79,313
• 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: 18 active · 12 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $299,990 ($194/sqft)
• Median days on market: 38 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: -9.4% 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: 984
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,558 medium
• Mortgage (P&I): −$1,689
• Tax est. 1.5%: −$402 /mo · $4,830/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-205

Break-even live

Break-even rent $2,817

Max offer price $292,384

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-93	+0% $-205	+5% $-316	+10% $-427
Rent	-10% $-407	-5% $-306	+0% $-205	+5% $-104	+10% $-3
Rate	-1.0pp $-42	-0.5pp $-123	base $-205	+0.5pp $-288	+1.0pp $-373

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 4 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	1544	$3,363	$2.18	0d	9	0.94mi
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,375	$1.42	43d	1	1.00mi
930 Cypress Point Dr Crown Point, IN	1.0–3.0	1.0–2.0	1275	$2,329	$1.83	0d	6	1.19mi
1727 Chestnut Dr Crown Point, IN	3.0	2.0	1430	$2,500	$1.75	46d	1	1.26mi

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. 2026-08-08
   days on market $314,990 Active 121 DOM
2. 2026-08-06
   days on market $314,990 Active 119 DOM
3. 2026-08-05
   days on market $314,990 Active 118 DOM
4. 2026-08-04
   days on market $314,990 Active 117 DOM
5. 2026-08-03
   days on market $314,990 Active 116 DOM
6. 2026-07-31
   days on market $314,990 Active 113 DOM
7. 2026-07-30
   days on market $314,990 Active 111 DOM
8. 2026-07-28
   days on market $314,990 Active 110 DOM
9. 2026-07-26
   days on market $314,990 Active 108 DOM
10. 2026-07-24
    days on market $314,990 Active 106 DOM
11. 2026-07-23
    days on market $314,990 Active 105 DOM
12. 2026-07-22
    days on market $314,990 Active 104 DOM
13. 2026-07-21
    days on market $314,990 Active 103 DOM
14. 2026-07-20
    days on market $314,990 Active 102 DOM
15. 2026-07-18
    days on market $314,990 Active 100 DOM
16. 2026-07-18
    days on market $314,990 Active 99 DOM
17. 2026-07-16
    days on market $314,990 Active 98 DOM
18. 2026-07-15
    days on market $314,990 Active 97 DOM
19. 2026-07-14
    days on market $314,990 Active 96 DOM
20. 2026-07-13
    days on market $314,990 Active 95 DOM
21. 2026-07-13
    days on market $314,990 Active 94 DOM
22. 2026-07-11
    days on market $314,990 Active 93 DOM
23. 2026-07-10
    days on market $314,990 Active 92 DOM
24. 2026-07-09
    days on market $314,990 Active 91 DOM
25. 2026-07-07
    days on market $314,990 Active 89 DOM
26. 2026-07-06
    days on market $314,990 Active 88 DOM
27. 2026-07-06
    days on market $314,990 Active 87 DOM
28. 2026-07-05
    days on market $314,990 Active 86 DOM
29. 2026-07-03
    days on market $314,990 Active 85 DOM
30. 2026-07-02
    days on market $314,990 Active 84 DOM
31. 2026-07-01
    days on market $314,990 Active 83 DOM
32. 2026-06-30
    days on market $314,990 Active 82 DOM
33. 2026-06-29
    days on market $314,990 Active 81 DOM
34. 2026-06-28
    days on market $314,990 Active 80 DOM
35. 2026-06-27
    days on market $314,990 Active 79 DOM
36. 2026-06-26
    days on market $314,990 Active 78 DOM
37. 2026-06-24
    days on market $314,990 Active 76 DOM
38. 2026-06-22
    days on market $314,990 Active 74 DOM
39. 2026-06-21
    days on market $314,990 Active 73 DOM
40. 2026-06-18
    days on market $314,990 Active 70 DOM
41. 2026-06-17
    days on market $314,990 Active 69 DOM
42. 2026-06-16
    days on market $314,990 Active 68 DOM
43. 2026-06-15
    days on market $314,990 Active 67 DOM
44. 2026-06-13
    days on market $314,990 Active 65 DOM
45. 2026-06-13
    days on market $314,990 Active 64 DOM
46. 2026-06-09
    days on market $314,990 Active 61 DOM
47. 2026-06-08
    days on market $314,990 Active 60 DOM
48. 2026-06-07
    days on market $314,990 Active 59 DOM
49. 2026-06-04
    days on market $314,990 Active 56 DOM
50. 2026-06-03
    days on market $314,990 Active 55 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: $30,693
• − Mortgage interest: −$18,036
• − Property taxes: −$4,830
• − Insurance: −$1,610
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$9,367
• Taxable loss: −$8,061
• Est. tax savings @ 24.0%: +$1,935
• After-tax cash flow: $-520/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

---

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

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)