9022 Remington Pl · St. John, IN 46373

$296,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 5 Days on market

Built 2025 Good condition 1,742 sqft lot $200/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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Fairfax plan- 9022 Remington Way, St John Indiana, a beautiful new townhome in our Maple Gate community! This townhome will be ready for a JULY move-in! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. The Fairfax townhome plan offers over 1,500 square feet of living space with 3 bedrooms plus a loft, 2.5 baths, a mudroom and a 2-car garage. As soon as you step inside you are greeted by an open and airy space featuring 9ft ceilings and loads of natural sunlight. The expansive kitchen is centrally located providing separation between your living and dining room. Additionally, your kitchen features designer 36-i

Key facts

• Spacious island
• En suite bathroom
• Quartz countertops

Tags

• FULLY SODDED YARD
• DESIGNER CABINETRY
• SPACIOUS ISLAND
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET
• EN SUITE BATHROOM

🏗️ New construction. The $296,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $290,084.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $297k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6 ($70/yr) — positive.
• To cash-flow at today's rent, offer at most $291k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (5.8% below list).
• Recommended offer: $280k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $279,812 (5.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $290,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8952 Remington Way	0.03mi	3/2.5	1,542 (-0%)	1mo	$303,990	$197	98
8954 Remington Way	0.03mi	3/2.5	1,542 (-0%)	1mo	$293,990	$191	98
8959 Remington Way	0.05mi	3/2.5	1,543 (0%)	0mo	$306,490	$199	98
8958 Remington Way	0.05mi	3/2.5	1,542 (-0%)	0mo	$293,990	$191	97
10907 Remington Pl	0.02mi	3/2.5	1,542 (-0%)	2mo	$288,990	$187	97
8956 Remington Way	0.08mi	3/2.5	1,543 (0%)	2mo	$290,165	$188	94
10915 Remington Pl	0.08mi	3/2.5	1,542 (-0%)	4mo	$289,990	$188	93
9346 W 107th Ln	0.39mi	2/2.0 (-1)	1,550 (+0%)	0mo	$325,000	$210	74
8737 Clover Ln	0.28mi	3/2.5	1,756 (+14%)	1mo	$309,000	$176	63
8690 Larkspur Ln	0.36mi	3/2.5	1,751 (+14%)	4mo	$307,000	$175	57
8746 Clover Ln	0.29mi	3/2.0	1,756 (+14%)	5mo	$322,340	$184	57
8700 Larkspur Ln	0.35mi	3/2.5	1,758 (+14%)	7mo	$315,000	$179	55

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-46,471
• Equity at exit: $43,252

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-39,319
• Equity at exit: $25,081

Cash invested: $81,224 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$363 /mo · $4,351/yr
• Insurance: −$121
• HOA: −$200
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $6

Break-even live

Break-even rent $2,791

Max offer price $290,084

Occupancy floor 95%

Sensitivity live

Price	-10% $206	-5% $106	+0% $6	+5% $-94	+10% $-195
Rent	-10% $-215	-5% $-105	+0% $6	+5% $116	+10% $227
Rate	-1.0pp $152	-0.5pp $80	base $6	+0.5pp $-69	+1.0pp $-146

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: $72,521
• Closing costs: $8,703
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	45d	1	0.22mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	45d	1	0.26mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	45d	1	0.29mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	0d	1	0.34mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	0d	1	0.76mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: snow removal

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $296,990 Active

ⓘ 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 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: $33,577
• − Mortgage interest: −$16,249
• − Property taxes: −$4,351
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − HOA: −$2,400
• − Depreciation: −$8,439
• Taxable loss: −$4,685
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $1,194/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 · 12 photos

Good 80/100 None rehab

This move-in-ready townhome in Maple Gate offers a modern and well-maintained living space with no immediate repairs needed. Potential buyers and renters will appreciate the fresh paint, modern appliances, and smart home features that can be added to further enhance the property's value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are durable and add value
• Both Install smart home devices — Smart home devices improve convenience and add value
• Rental Add a smart thermostat — Smart thermostats can reduce energy costs and attract renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are durable and add value ↑
• Both Install smart home devices — Smart home devices improve convenience and add value ↑
• Rental Add a smart thermostat — Smart thermostats can reduce energy costs and attract renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-21 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-16 Listed $296,990 NIRA MLS as Distributed by MLS Grid