1318 Brandywine Rd · Lakes of the Four Seasons, IN 46307

$309,900

3 bd · 1.5 ba · 2,052 sqft · SingleFamily public records · 45 Days on market

Built 1988 0.26 ac lot $151/sqft · 16% below area Est $369k · 16% under $154/mo HOA · 7% 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 +14.7/15.0
• Cash flow +8.9/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the highly sought-after Lakes of the Four Seasons--where resort-style living meets everyday comfort! This well-maintained bi-level home offers 3 bedrooms and 3 baths, featuring a fully updated kitchen with stylish new cabinetry and countertops--perfect for both daily living and entertaining. The updated bathrooms add a fresh, modern touch, while the spacious main bedroom boasts its own private en-suite bath for added comfort and privacy. Step from the dining area through the newer sliding glass door onto a relaxing outdoor deck, overlooking a serene backyard with no rear neighbors--your own private retreat. The lower level provides a generously sized recreation room, complete wit

Key facts

• Swimming pool
• Updated bathrooms
• Serene backyard

Tags

• FULLY UPDATED KITCHEN
• UPDATED BATHROOMS
• PRIVATE EN-SUITE BATH
• RELAXING OUTDOOR DECK
• SERENE BACKYARD
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Part of homeowners association (Lakes of the Four Seasons); Annual association fee; Community amenities include park, pool, playground, and snow removal; Association handles snow removal

Exterior

• Parking: Attached garage with garage door opener; Driveway; Garage faces front; 2-car garage
• Utilities: Public water; Public sewer; Natural gas connected; Electricity connected (200+ amp service); Cable connected
• Home design: Built in 1988
• Construction: Brick and wood siding exterior; Asphalt shingle roof
• Exterior features: Deck; Rain gutters; Neighborhood and trees/woods view; No pool

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator; Granite counters
• Bedrooms: Primary bedroom; Two additional bedrooms
• Flooring: Carpet
• Bathrooms: One full bathroom; One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Granite countertops; Country-style kitchen; Laundry room on lower level with utility sink
• Laundry & utility: Washer and dryer included; Gas dryer hookup; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (25.7% below list).
• Recommended offer: $230k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.3% in Lakes of the Four Seasons — 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 69/100 on livability (#190 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Porter Township School Corporation (rural): math 33% / reading 49% proficiency, ranked #103 of 301 in IN (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Porter Lakes Elementary School (math 62% / reading 62%, grade B, #101 of 994 statewide, top 12%, 527 students, 34% FRL); Boone Grove Middle School (math 21% / reading 45%, grade F, #180 of 330 statewide, top 56%, 323 students, 34% FRL); Boone Grove High School (math 32% / reading 67%, grade D, #123 of 369 statewide, top 36%, 486 students, 29% FRL) — zoned schools average 32% FRL vs 17% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 753 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 542 units permitted in Porter County in 2024 (0 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 $9k 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 45 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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.

Recommended offer $230,306 (25.7% 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 45 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 11.2

CMA / ARV

• ARV (median comp): $369,383
• List price: $309,900
• Delta: -16.10%
• 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
1128 Country Club Dr	0.37mi	4/3.0 (+1)	2,078 (+1%)	0mo	$320,000	$154	70
1293 Brandywine Rd	0.17mi	3/2.5	1,806 (-12%)	1mo	$250,000	$138	67
1275 Brandywine Rd	0.30mi	4/2.0 (+1)	1,962 (-4%)	10mo	$338,000	$172	64
1515 Happy Valley Rd	0.49mi	3/2.5	1,985 (-3%)	7mo	$325,000	$164	62
1588 Sunnyslope Dr	0.50mi	4/2.5 (+1)	2,040 (-1%)	8mo	$450,000	$221	60
1397 Brandywine Rd	0.44mi	3/1.5	1,840 (-10%)	5mo	$207,000	$113	58
1586 Sunnyslope Dr	0.50mi	3/1.5	1,848 (-10%)	4mo	$290,000	$157	57
1603 Sunnyslope Dr	0.59mi	2/3.0 (-1)	2,045 (-0%)	6mo	$399,900	$196	56
1608 Sunnyslope Dr	0.58mi	3/1.5	2,236 (+9%)	5mo	$322,000	$144	54
717 Druim Trl	0.74mi	3/2.0	2,270 (+11%)	3mo	$498,795	$220	43
3002 Sunrise Dr	0.63mi	4/2.5 (+1)	2,288 (+12%)	2mo	$430,000	$188	41
3003 Sunrise Dr	0.67mi	2/2.5 (-1)	1,764 (-14%)	9mo	$240,000	$136	29

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: -22.6%
• Equity multiple: 0.23×
• Total profit: $-67,121
• Equity at exit: $46,207

10-year hold

• IRR: -18.0%
• Equity multiple: 0.04×
• Total profit: $-83,255
• Equity at exit: $26,794

Cash invested: $86,772 (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 46307

• Rents YoY: 2.5%
• Active inventory: 753
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$129
• HOA: −$154
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-248

Break-even live

Break-even rent $2,617

Max offer price $266,050

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-161	+0% $-248	+5% $-336	+10% $-424
Rent	-10% $-430	-5% $-339	+0% $-248	+5% $-157	+10% $-66
Rate	-1.0pp $-92	-0.5pp $-169	base $-248	+0.5pp $-329	+1.0pp $-410

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1586 Sunnyslope Dr Crown Point, IN	3.0	1.5	1848	$2,400	$1.30	0d	1	0.51mi
10859 Park St Crown Point, IN	3.0	2.0	1800	$2,200	$1.22	3d	1	1.49mi
10859 Park St Unit Park Crown Point, IN	3.0	2.0	1600	$2,200	$1.38	0d	1	1.49mi

HOA detail

• Monthly dues: $154 · $1,848/yr

Listing history 17 events

1. 2026-06-21
   days on market $309,900 Active 45 DOM
2. 2026-06-18
   days on market $309,900 Active 42 DOM
3. 2026-06-17
   days on market $309,900 Active 41 DOM
4. 2026-06-16
   days on market $309,900 Active 40 DOM
5. 2026-06-15
   days on market $309,900 Active 39 DOM
6. 2026-06-13
   pricedays on market $309,900 Active 37 DOM
7. 2026-06-09
   days on market $319,900 Active 33 DOM
8. 2026-06-08
   days on market $319,900 Active 32 DOM
9. 2026-06-07
   days on market $319,900 Active 31 DOM
10. 2026-06-04
    days on market $319,900 Active 28 DOM
11. 2026-06-03
    days on market $319,900 Active 27 DOM
12. 2026-06-02
    days on market $319,900 Active 26 DOM
13. 2026-06-01
    days on market $319,900 Active 25 DOM
14. 2026-05-31
    days on market $319,900 Active 24 DOM
15. 2026-05-07
    listed $319,900 Active 1269-char remark
16. 2011-07-26
    historical
17. 2010-07-24
    listed $156,000

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $2,273 · $189/mo
• Expected delta: +$361/yr (+$30/mo · 18.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,637
• − Mortgage interest: −$17,359
• − Property taxes: −$1,912
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$1,848
• − Depreciation: −$9,015
• Taxable loss: −$8,470
• Est. tax savings @ 24.0%: +$2,033
• After-tax cash flow: $-946/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: Porter Township School Corporation
• NCES district ID: 1809180
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $77,819
• Composite: 37.92/100
• National rank: #4311
• State rank: #103 of 301 in IN

Livability — Lakes of the Four Seasons

• Score: 69/100
• State rank: #190
• US rank: #8734

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: Lakes of the Four Seasons, IN
• County: Lake County · 422,878 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: 705.0

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%

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 · 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: ▼ -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

Price history

+98.7% since first listed

4 events — show timeline

• 2026-06-11 Price Changed $309,900 NIRA MLS as Distributed by MLS Grid
• 2026-05-07 Listed $319,900 NIRA MLS as Distributed by MLS Grid
• 2011-07-26 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2010-07-24 Listed $156,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2024): $1,912 · +19.3% YoY. Source: county tax records.