9163 W 103rd St · St. John, IN 46373

$414,900

3 bd · 2.5 ba · 2,090 sqft · SingleFamily public records · 178 Days on market

Built 2014 9,100 sqft lot $199/sqft · 17% below area Est $497k · 17% under $42/mo HOA · 1% 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 +14.9/15.0
• Cash flow +8.5/30.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully maintained two-story home in the desirable Gates of St. John offers the perfect blend of space, comfort, and location. Nestled in an established neighborhood filled with growing families and served by a highly regarded school system, this home is just minutes from shopping, dining, parks, and major highways for an easy commute. Offering nearly 2,100 square feet above grade plus a full basement ready for future expansion, this home has been freshly painted and thoughtfully designed throughout. The welcoming main level features rich plank hardwood flooring, a spacious living room, and an inviting eat-in kitchen complete with granite countertops, stainless steel appliances, mocha-stained cabinetry, tile backsplash, center island, pantry, and plenty of room to gather. Convenient main-floor laundry and a guest powder room add everyday functionality. Upstairs, you'll find 3 spacious bedrooms plus a large bonus room that could easily be converted into a 4th bedroom by adding a closet. The primary suite features hardwood floors, a walk-in closet, and private bath, while the oversized bonus room offers incredible flexibility as a family room, playroom, home office, media room, or additional bedroom space. Step outside to enjoy the fenced backyard, extended patio, and charming permanent cupola-covered pergola -- an ideal setting for relaxing evenings, entertaining guests, or enjoying time with family and pets. Additional highlights include a 2.5-car attached garage and newer owned water softener. Immediate possession available at closing!

Key facts

• Two story residence
• Eat in kitchen
• Upgraded features

Tags

• TWO STORY RESIDENCE
• UPGRADED FEATURES
• PLANK HARDWOOD FLOORING
• EAT IN KITCHEN
• MOCHA STAINED CABINETRY
• TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (28.5% below list).
• Recommended offer: $297k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 178 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $235k; list at $415k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $296,638 (28.5% 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 178 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 11.7

CMA / ARV

• ARV (median comp): $496,953
• List price: $414,900
• Delta: -16.51%
• 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
9227 W 103rd Pl	0.07mi	3/2.0	2,034 (-3%)	3mo	$455,000	$224	88
10384 Redwood Dr	0.15mi	3/2.0	2,108 (+1%)	3mo	$435,000	$206	87
9410 102nd Pl	0.20mi	3/2.0	2,171 (+4%)	8mo	$494,505	$228	76
8657 Larkspur Ter	0.62mi	3/2.0	2,019 (-3%)	4mo	$405,000	$201	61
9400 101st Pl	0.29mi	3/2.0	2,369 (+13%)	3mo	$499,855	$211	60
8324 Willow Haven Dr	0.64mi	3/2.5	2,168 (+4%)	5mo	$660,000	$304	60
7768 W 105th Pl	0.28mi	4/2.0 (+1)	1,815 (-13%)	2mo	$351,000	$193	56
10410 Pine Ln	0.28mi	3/3.0	2,365 (+13%)	9mo	$519,000	$219	55
9449 W 106th Pl	0.47mi	3/2.0	1,818 (-13%)	0mo	$598,000	$329	54
8341 Larkspur Ter	0.63mi	3/2.0	1,922 (-8%)	2mo	$440,000	$229	54
8587 Larkspur Ter	0.66mi	3/2.0	1,988 (-5%)	8mo	$440,000	$221	52
9329 W 106th Pl	0.45mi	3/2.0	1,818 (-13%)	8mo	$575,000	$316	49

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-90,461
• Equity at exit: $61,863

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-108,831
• Equity at exit: $35,873

Cash invested: $116,172 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,966 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$317 /mo · $3,800/yr
• Insurance: −$173
• HOA: −$42
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $-364

Break-even live

Break-even rent $3,427

Max offer price $350,620

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-246	+0% $-364	+5% $-481	+10% $-599
Rent	-10% $-598	-5% $-481	+0% $-364	+5% $-247	+10% $-130
Rate	-1.0pp $-155	-0.5pp $-258	base $-364	+0.5pp $-471	+1.0pp $-581

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: $103,725
• Closing costs: $12,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	0d	1	0.22mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	0d	1	0.54mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	45d	1	0.57mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	45d	1	0.61mi
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	45d	1	0.63mi
7828 W 105th Pl Crown Point, IN	4.0	2.5	2521	$3,200	$1.27	0d	1	0.87mi
7750 W 105th Pl Crown Point, IN	3.0	2.5	2251	$3,350	$1.49	0d	1	0.91mi
10173 Joliet St Saint John, IN	4.0	2.0	2413	$3,200	$1.33	4d	1	1.01mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 12 events

1. 2026-06-02
   status $414,900 Pending 178 DOM
2. 2026-06-01
   days on market $414,900 Active 178 DOM
3. 2026-05-31
   days on market $414,900 Active 177 DOM
4. 2026-04-28
   price $414,900 1571-char remark

   Show marketing remark (1571 chars)

   This beautifully maintained two-story home in the desirable Gates of St. John offers the perfect blend of space, comfort, and location. Nestled in an established neighborhood filled with growing families and served by a highly regarded school system, this home is just minutes from shopping, dining, parks, and major highways for an easy commute. Offering nearly 2,100 square feet above grade plus a full basement ready for future expansion, this home has been freshly painted and thoughtfully designed throughout. The welcoming main level features rich plank hardwood flooring, a spacious living room, and an inviting eat-in kitchen complete with granite countertops, stainless steel appliances, mocha-stained cabinetry, tile backsplash, center island, pantry, and plenty of room to gather. Convenient main-floor laundry and a guest powder room add everyday functionality. Upstairs, you'll find 3 spacious bedrooms plus a large bonus room that could easily be converted into a 4th bedroom by adding a closet. The primary suite features hardwood floors, a walk-in closet, and private bath, while the oversized bonus room offers incredible flexibility as a family room, playroom, home office, media room, or additional bedroom space. Step outside to enjoy the fenced backyard, extended patio, and charming permanent cupola-covered pergola -- an ideal setting for relaxing evenings, entertaining guests, or enjoying time with family and pets. Additional highlights include a 2.5-car attached garage and newer owned water softener. Immediate possession available at closing!

5. 2026-02-02
   price $417,900 1571-char remark

   Show marketing remark (1571 chars)

   This beautifully maintained two-story home in the desirable Gates of St. John offers the perfect blend of space, comfort, and location. Nestled in an established neighborhood filled with growing families and served by a highly regarded school system, this home is just minutes from shopping, dining, parks, and major highways for an easy commute. Offering nearly 2,100 square feet above grade plus a full basement ready for future expansion, this home has been freshly painted and thoughtfully designed throughout. The welcoming main level features rich plank hardwood flooring, a spacious living room, and an inviting eat-in kitchen complete with granite countertops, stainless steel appliances, mocha-stained cabinetry, tile backsplash, center island, pantry, and plenty of room to gather. Convenient main-floor laundry and a guest powder room add everyday functionality. Upstairs, you'll find 3 spacious bedrooms plus a large bonus room that could easily be converted into a 4th bedroom by adding a closet. The primary suite features hardwood floors, a walk-in closet, and private bath, while the oversized bonus room offers incredible flexibility as a family room, playroom, home office, media room, or additional bedroom space. Step outside to enjoy the fenced backyard, extended patio, and charming permanent cupola-covered pergola -- an ideal setting for relaxing evenings, entertaining guests, or enjoying time with family and pets. Additional highlights include a 2.5-car attached garage and newer owned water softener. Immediate possession available at closing!

6. 2025-12-05
   listed $424,900 Active 1571-char remark

   Show marketing remark (1571 chars)

   This beautifully maintained two-story home in the desirable Gates of St. John offers the perfect blend of space, comfort, and location. Nestled in an established neighborhood filled with growing families and served by a highly regarded school system, this home is just minutes from shopping, dining, parks, and major highways for an easy commute. Offering nearly 2,100 square feet above grade plus a full basement ready for future expansion, this home has been freshly painted and thoughtfully designed throughout. The welcoming main level features rich plank hardwood flooring, a spacious living room, and an inviting eat-in kitchen complete with granite countertops, stainless steel appliances, mocha-stained cabinetry, tile backsplash, center island, pantry, and plenty of room to gather. Convenient main-floor laundry and a guest powder room add everyday functionality. Upstairs, you'll find 3 spacious bedrooms plus a large bonus room that could easily be converted into a 4th bedroom by adding a closet. The primary suite features hardwood floors, a walk-in closet, and private bath, while the oversized bonus room offers incredible flexibility as a family room, playroom, home office, media room, or additional bedroom space. Step outside to enjoy the fenced backyard, extended patio, and charming permanent cupola-covered pergola -- an ideal setting for relaxing evenings, entertaining guests, or enjoying time with family and pets. Additional highlights include a 2.5-car attached garage and newer owned water softener. Immediate possession available at closing!

7. 2022-02-08
   price $384,900 1009-char remark

   Show marketing remark (1009 chars)

   UPGRADED, 3-4Bdrm/2.5Bth, 2-Sty Home w/ Full Basement, Attached, 2.5 Car Garage, & Large, Partially Fenced Backyard w/ EXTENDED PATIO and HUGE PERGOLA! Covered Front Porch WELCOMES YOU into Home's Expansive Living Room, which boasts RICH, WIDE-PLANK, HARDWOOD Flrng that continues up Staircase, throughout Hallway, & Master Bedroom. UPGRADED Kitchen features Mocha-stained Cabinetry w/ Eat-in Island, GRANITE COUNTERTOPS, Subway Tile Bcksplsh, CHIC Lighting, & SS Applcs. Tile Flrng from Kitchen flows through OPEN CONCEPT Dining Area, which has Glass Slider to OUTSIDE ENTERTAINING OASIS. Upper Level offers 3Bdrms, plus HUGE BONUS ROOM for 4th Bdrm or Additional Recreation Space. Master Suite is equipped w/ Private Bthrm and W-I Closet. Main Flr Laundry Rm, Powder Rm, & Attached Garage, located off Kitchen for Convenience. Don't forget the Full Bsmt for Additional, Future Living Space. TRULY MOVE-IN READY HOME in CONVENIENT LOCATION near Rt41 and US-231 for Easy Illinois Commute.

8. 2022-02-07
   listed $379,900 Active 1009-char remark

   Show marketing remark (1009 chars)

   UPGRADED, 3-4Bdrm/2.5Bth, 2-Sty Home w/ Full Basement, Attached, 2.5 Car Garage, & Large, Partially Fenced Backyard w/ EXTENDED PATIO and HUGE PERGOLA! Covered Front Porch WELCOMES YOU into Home's Expansive Living Room, which boasts RICH, WIDE-PLANK, HARDWOOD Flrng that continues up Staircase, throughout Hallway, & Master Bedroom. UPGRADED Kitchen features Mocha-stained Cabinetry w/ Eat-in Island, GRANITE COUNTERTOPS, Subway Tile Bcksplsh, CHIC Lighting, & SS Applcs. Tile Flrng from Kitchen flows through OPEN CONCEPT Dining Area, which has Glass Slider to OUTSIDE ENTERTAINING OASIS. Upper Level offers 3Bdrms, plus HUGE BONUS ROOM for 4th Bdrm or Additional Recreation Space. Master Suite is equipped w/ Private Bthrm and W-I Closet. Main Flr Laundry Rm, Powder Rm, & Attached Garage, located off Kitchen for Convenience. Don't forget the Full Bsmt for Additional, Future Living Space. TRULY MOVE-IN READY HOME in CONVENIENT LOCATION near Rt41 and US-231 for Easy Illinois Commute.

9. 2013-11-12
   soldstatus $235,000
10. 2013-09-03
    listed $239,900
11. 2013-09-01
    historical
12. 2013-01-22
    listed $239,900

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

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $3,800 · $317/mo
• Projected year-2 tax: $3,800 · $317/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $35,597
• − Mortgage interest: −$23,241
• − Property taxes: −$3,800
• − Insurance: −$2,074
• − Repairs & maintenance: −$2,848
• − Management: −$2,848
• − HOA: −$504
• − Depreciation: −$12,070
• Taxable loss: −$11,788
• Est. tax savings @ 24.0%: +$2,829
• After-tax cash flow: $-1,537/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.

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

+72.9% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $414,900 NIRA MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $417,900 NIRA MLS as Distributed by MLS Grid
• 2025-12-05 Listed $424,900 NIRA MLS as Distributed by MLS Grid
• 2022-02-08 Price Changed $384,900 NIRA MLS as Distributed by MLS Grid
• 2022-02-07 Listed $379,900 NIRA MLS as Distributed by MLS Grid
• 2013-11-12 Sold (MLS) $235,000 NIRA MLS as Distributed by MLS Grid
• 2013-09-03 Listed $239,900 NIRA MLS as Distributed by MLS Grid
• 2013-09-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2013-01-22 Listed $239,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+75.1%/yr

Latest (2024): $3,800 · +0.2% YoY. Source: county tax records.