13065 Carolina St · Crown Point, IN 46307

$323,413

3 bd · 2.5 ba · 1,607 sqft · Townhouse · 71 Days on market

Built 2026 Good condition 3,415 sqft lot 2-car garage $138/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Cash flow +3.9/30.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Wren is a 2-story townhome floor plan with 3 bedrooms and 2.5 bathrooms. Welcome home to 1591 sf of living space, an open concept main floor featuring a great room, dining area, kitchen including an island and walk-in pantry, and a powder bath. Walk outdoors to a spacious private courtyard with patio and 2-car garage. Upstairs you will find a private owner's suite, 2 large bedrooms, a hall bath and 2nd floor laundry. We take pride in our high-performance energy efficient homes with a 10-year structural warranty, 4-year workmanship on the roof, windows that are Low E and Argon Gas with Energy Star North Central (NC) Rating and includes our Industry-Best Customer Care Program!

Key facts

• Great room
• Private courtyard
• Walk-in pantry

Tags

• OPEN CONCEPT MAIN FLOOR
• GREAT ROOM
• WALK-IN PANTRY
• PRIVATE COURTYARD
• ENERGY EFFICIENT HOMES
• 10-YEAR STRUCTURAL WARRANTY

🏗️ New construction. The $323,413 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $413,551.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $323k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (24.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (28.4% below list).
• Recommended offer: $231k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 2.9% vs local median 3.7% in Crown Point — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Dwight D Eisenhower Elem School (math 72% / reading 65%, grade B+, #47 of 994 statewide, top 5%, 644 students, 20% 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) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 984 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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 71 days — a 6% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $231,430 (28.4% 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 71 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.56% ✗
• Cap rate: 2.90%
• Cash-on-cash: -12.10%
• DSCR: 0.46
• GRM: 14.9

CMA / ARV

• ARV (median comp): $413,551
• List price: $323,413
• Delta: -21.80%
• 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
13091 Carolina St	0.00mi	3/2.5	1,601 (-0%)	3mo	$304,706	$190	97
13115 Carolina St	0.00mi	3/2.5	1,605 (-0%)	5mo	$299,831	$187	96
13131 Carolina St	0.00mi	3/2.5	1,606 (-0%)	10mo	$310,543	$193	92
13089 Carolina St	0.00mi	3/2.0	1,454 (-10%)	3mo	$289,997	$199	79
13121 Carolina St	0.00mi	3/2.0	1,454 (-10%)	8mo	$286,872	$197	75
13147 Carolina St	0.00mi	3/2.0	1,468 (-9%)	10mo	$294,210	$200	75
13117 Carolina St	0.00mi	2/1.5 (-1)	1,433 (-11%)	2mo	$279,847	$195	71
13149 Carolina St	0.00mi	2/1.5 (-1)	1,383 (-14%)	10mo	$279,065	$202	59
13143 Carolina St	0.46mi	3/2.0	1,454 (-10%)	12mo	$293,265	$202	51
13083 Carolina St	0.38mi	2/1.5 (-1)	1,383 (-14%)	0mo	$281,485	$204	50
13087 Carolina St	0.40mi	2/1.5 (-1)	1,383 (-14%)	0mo	$280,835	$203	49
13101 Carolina St	0.38mi	2/1.5 (-1)	1,383 (-14%)	3mo	$280,847	$203	47

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: -39.1%
• Equity multiple: -0.23×
• Total profit: $-142,352
• Equity at exit: $61,662

10-year hold

• IRR: -63.9%
• Equity multiple: -0.93×
• Total profit: $-223,661
• Equity at exit: $35,756

Cash invested: $115,794 (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: 4 active · 3 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $294,834 ($205/sqft)
• Median days on market: 74 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +25.6% above 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: 11.6×

Monthly cashflow live

• Estimated rent: $2,314 medium
• Mortgage (P&I): −$2,169
• Tax est. 1.5%: −$517 /mo · $6,203/yr
• Insurance: −$172
• HOA: −$138
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-1,168

Break-even live

Break-even rent $3,792

Max offer price $244,589

Occupancy floor —

Sensitivity live

Price	-10% $-882	-5% $-1,025	+0% $-1,168	+5% $-1,311	+10% $-1,453
Rent	-10% $-1,350	-5% $-1,259	+0% $-1,168	+5% $-1,076	+10% $-985
Rate	-1.0pp $-959	-0.5pp $-1,062	base $-1,168	+0.5pp $-1,275	+1.0pp $-1,384

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: $103,388
• Closing costs: $12,407
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.17mi

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $138.50HOA services include landscaping, snow removal, and a playgroundAssociation managed by 1st American Property Management

Exterior

• Parking: Detached 2-car garage
• Utilities: Public waterSewer: unknown
• Home design: Two-story attached propertyNew construction (2026)Under construction
• Construction: Built in 2026
• Exterior features: Neighborhood viewLot information provided by builder

Interior

• Kitchen: Gas rangeMicrowaveRefrigeratorDishwasherGarbage disposal
• Bedrooms: Primary bedroomSecond bedroomThird bedroomUpper-level laundry
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen island6 total rooms (great room, dining room, kitchen, primary bedroom, bedroom 2, bedroom 3)
• Laundry & utility: Washer and dryer includedLaundry on upper level

HOA detail $138/mo · $1,656/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   days on market $323,413 Active 71 DOM
2. 2026-08-06
   days on market $323,413 Active 69 DOM
3. 2026-08-05
   days on market $323,413 Active 68 DOM
4. 2026-08-04
   days on market $323,413 Active 67 DOM
5. 2026-08-03
   days on market $323,413 Active 66 DOM
6. 2026-07-31
   days on market $323,413 Active 63 DOM
7. 2026-07-30
   days on market $323,413 Active 61 DOM
8. 2026-07-28
   days on market $323,413 Active 60 DOM
9. 2026-07-26
   days on market $323,413 Active 58 DOM
10. 2026-07-24
    days on market $323,413 Active 56 DOM
11. 2026-07-23
    days on market $323,413 Active 55 DOM
12. 2026-07-22
    days on market $323,413 Active 54 DOM
13. 2026-07-21
    days on market $323,413 Active 53 DOM
14. 2026-07-20
    days on market $323,413 Active 52 DOM
15. 2026-07-18
    days on market $323,413 Active 50 DOM
16. 2026-07-18
    days on market $323,413 Active 49 DOM
17. 2026-07-16
    days on market $323,413 Active 48 DOM
18. 2026-07-15
    days on market $323,413 Active 47 DOM
19. 2026-07-14
    days on market $323,413 Active 46 DOM
20. 2026-07-13
    days on market $323,413 Active 45 DOM
21. 2026-07-13
    days on market $323,413 Active 44 DOM
22. 2026-07-11
    days on market $323,413 Active 43 DOM
23. 2026-07-10
    days on market $323,413 Active 42 DOM
24. 2026-07-09
    days on market $323,413 Active 41 DOM
25. 2026-07-07
    days on market $323,413 Active 39 DOM
26. 2026-07-06
    days on market $323,413 Active 38 DOM
27. 2026-07-06
    days on market $323,413 Active 37 DOM
28. 2026-07-05
    days on market $323,413 Active 36 DOM
29. 2026-07-03
    days on market $323,413 Active 35 DOM
30. 2026-07-02
    days on market $323,413 Active 34 DOM
31. 2026-07-01
    days on market $323,413 Active 33 DOM
32. 2026-06-30
    days on market $323,413 Active 32 DOM
33. 2026-06-29
    days on market $323,413 Active 31 DOM
34. 2026-06-28
    days on market $323,413 Active 30 DOM
35. 2026-06-27
    days on market $323,413 Active 29 DOM
36. 2026-06-26
    days on market $323,413 Active 28 DOM
37. 2026-06-24
    days on market $323,413 Active 26 DOM
38. 2026-06-22
    days on market $323,413 Active 24 DOM
39. 2026-06-21
    days on market $323,413 Active 23 DOM
40. 2026-06-18
    days on market $323,413 Active 20 DOM
41. 2026-06-17
    days on market $323,413 Active 19 DOM
42. 2026-06-16
    days on market $323,413 Active 18 DOM
43. 2026-06-15
    days on market $323,413 Active 17 DOM
44. 2026-06-13
    days on market $323,413 Active 15 DOM
45. 2026-06-13
    days on market $323,413 Active 14 DOM
46. 2026-06-09
    days on market $323,413 Active 11 DOM
47. 2026-06-08
    days on market $323,413 Active 10 DOM
48. 2026-06-07
    days on market $323,413 Active 9 DOM
49. 2026-06-04
    days on market $323,413 Active 6 DOM
50. 2026-06-03
    days on market $323,413 Active 5 DOM

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

Taxation est. · year 1

• Rental income: $27,772
• − Mortgage interest: −$23,165
• − Property taxes: −$6,203
• − Insurance: −$2,068
• − Repairs & maintenance: −$2,222
• − Management: −$2,222
• − HOA: −$1,656
• − Depreciation: −$12,031
• Taxable loss: −$21,795
• Est. tax savings @ 24.0%: +$5,231
• After-tax cash flow: $-8,781/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

Good 80/100 Cosmetic rehab Est. rehab $8,035–$24,105 screening

This 2-story townhome is in excellent condition with a modern kitchen, spacious living areas, and a well-maintained exterior. It offers a good return on investment with minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping the courtyard — A well-maintained courtyard can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can significantly boost the home's appeal and value. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting eco-conscious buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 60/100

Zoned Schools

Elementary Dwight D Eisenhower Elem School B+ IN #47/994 Nat'l #4,125/41,679 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%
• 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%

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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

• HOA & community: Homeowners association with monthly fee of $138.50HOA services include landscaping, snow removal, and a playgroundAssociation managed by 1st American Property Management

Exterior

• Parking: Detached 2-car garage
• Utilities: Public waterSewer: unknown
• Home design: Two-story attached propertyNew construction (2026)Under construction
• Construction: Built in 2026
• Exterior features: Neighborhood viewLot information provided by builder

Interior

• Kitchen: Gas rangeMicrowaveRefrigeratorDishwasherGarbage disposal
• Bedrooms: Primary bedroomSecond bedroomThird bedroomUpper-level laundry
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Kitchen island6 total rooms (great room, dining room, kitchen, primary bedroom, bedroom 2, bedroom 3)
• Laundry & utility: Washer and dryer includedLaundry on upper level

Price history

+0.8% since first listed

3 events — show timeline

• 2026-05-29 Listed $323,413 NIRA MLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $323,413 Zillow
• 2026-03-29 Listed $320,913 Zillow