542 E 120th Pl · Crown Point, IN 46307

$309,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 19 Days on market

Built 2026 Good condition 0.40 ac lot Garage $210/mo HOA · 8% 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 +7.5/15.0
• Cash flow +7.3/30.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover yourself at 542 E. 120th Place in Crown Point, Indiana, a beautiful new townhome in Wellspring at the Fountains Townhomes community. This townhome is move-in ready! 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 and a 2-car garage. As soon as you step inside you are greeted by an open and airy space featuring 8ft 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 white cabinetry, a spacious island with quartz countertops, and pantry. Heading upstairs you will enjoy your large primary bedroom with a walk-in closet and connecting en suite bathroom. The rest of the upper level features a laundry room, secondary bedrooms with a full second bath, and linen closet. Impressive innovative ERV furnace system and a tankless water heater round out the amazing features this home has to offer! All D. R. Horton NW Indiana homes include our America's Smart Home Technology, featuring a smart video doorbell, smart Honeywell thermostat, smart door lock, Deako smart light switches and more. Exterior and interior photos are of similar home and model home.

Key facts

• Spacious island
• Snow removal
• Expansive kitchen

Tags

• FULLY SODDED YARD
• SNOW REMOVAL
• OPEN AND AIRY SPACE
• EXPANSIVE KITCHEN
• DESIGNER CABINETRY
• SPACIOUS ISLAND

🏗️ New construction. The $309,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,490.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (17.1% below list).
• Recommended offer: $257k (17.1% below list) — sets the bar for 1% rule.

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); 1292 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 19 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 6 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 $257,133 (17.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.67%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 10.6

CMA / ARV

• ARV (median comp): $327,490
• List price: $309,990
• Delta: -5.34%
• 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
546 E 120th Pl	0.01mi	3/2.5	1,543 (0%)	1mo	$313,990	$203	99
544 E 120th Pl	0.00mi	3/2.5	1,542 (-0%)	2mo	$303,990	$197	98
518 E 120th Pl	0.02mi	3/2.5	1,542 (-0%)	4mo	$309,990	$201	96
514 E 120th Pl	0.02mi	3/2.5	1,542 (-0%)	4mo	$303,990	$197	95
512 E 120th Pl	0.03mi	3/2.5	1,542 (-0%)	4mo	$318,990	$207	95
11828 Kentucky St	0.39mi	3/2.0	1,497 (-3%)	1mo	$290,000	$194	74
11809 Kentucky St	0.43mi	3/2.0	1,468 (-5%)	2mo	$270,000	$184	68
11400 Vermont St	0.72mi	3/2.0	1,544 (+0%)	1mo	$262,000	$170	63
11763 Rhode Island St	0.34mi	2/1.5 (-1)	1,410 (-9%)	0mo	$270,000	$191	60
11834 Broadway	0.33mi	2/1.5 (-1)	1,370 (-11%)	2mo	$259,000	$189	55
1043 E 117th Ln	0.40mi	2/1.5 (-1)	1,358 (-12%)	2mo	$275,000	$203	51
11471 Vermont Pl	0.67mi	2/1.5 (-1)	1,319 (-14%)	1mo	$255,000	$193	34

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: -26.7%
• Equity multiple: 0.10×
• Total profit: $-82,252
• Equity at exit: $48,830

10-year hold

• IRR: -25.7%
• Equity multiple: -0.22×
• Total profit: $-112,099
• Equity at exit: $28,315

Cash invested: $91,697 (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: 25 active · 32 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $273,900 ($194/sqft)
• Median days on market: 60 d
• This list price: 84% of active listings are priced below it
• ARV vs active asking: +9.6% 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: 1292
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,571 high
• Mortgage (P&I): −$1,717
• Tax est. 1.5%: −$409 /mo · $4,912/yr
• Insurance: −$136
• HOA: −$210
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-442

Break-even live

Break-even rent $3,131

Max offer price $263,552

Occupancy floor —

Sensitivity live

Price	-10% $-216	-5% $-329	+0% $-442	+5% $-555	+10% $-668
Rent	-10% $-645	-5% $-543	+0% $-442	+5% $-340	+10% $-239
Rate	-1.0pp $-277	-0.5pp $-359	base $-442	+0.5pp $-527	+1.0pp $-613

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: $81,872
• Closing costs: $9,825
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 E 120th Pl Crown Point, IN	3.0	2.5	1543	$2,700	$1.75	24d	1	0.02mi
11757 Rhode Island St Crown Point, IN	3.0	2.0	1414	$2,595	$1.84	0d	1	0.32mi
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,375	$1.42	135d	1	0.98mi
484 E 127th Ave Crown Point, IN	3.0	2.0–2.5	1441	$3,047	$2.11	0d	4	1.01mi
471 E 127th Pl Crown Point, IN	3.0	3.0	1517	$2,815	$1.86	51d	1	1.07mi
521 E 127th Pl Crown Point, IN	3.0	3.0	1888	$3,185	$1.69	51d	1	1.07mi
927 High Meadow Dr Crown Point, IN	2.0	2.0	1250	$1,925	$1.54	9d	1	1.21mi
1727 Chestnut Dr Crown Point, IN	3.0	2.0	1430	$2,500	$1.75	138d	1	1.22mi
930 Cypress Point Dr Crown Point, IN	1.0–3.0	1.0–2.0	1275	$2,449	$1.92	0d	13	1.23mi
1892 E 110th Ln Crown Point, IN	3.0	2.5	1776	$2,550	$1.44	9d	1	1.46mi
1782 E 110th Pl Crown Point, IN	2.0	3.0	1705	$2,300	$1.35	57d	1	1.46mi

Property features AI

Finance

• HOA & community: Homeowners associationMonthly association fee of $210.50Fee includes grounds maintenance, snow removal, and structure maintenance

Exterior

• Parking: Attached garage with 2 spacesRear-facing garageDrivewayGarage door opener
• Security: Smoke detectors
• Utilities: Cable availablePublic waterPublic sewer
• Home design: AttachedTwo stories
• Construction: New constructionUnder constructionBuilt in 2026
• Exterior features: Neighborhood view

Interior

• Kitchen: RangeMicrowaveDishwasherDisposal
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 three-quarter bathroom1 half bathroom
• Heating & cooling: Forced-air heatingNatural gas heatingCentral air
• Interior features: Double vanityWalk-in closetPantryOpen floorplan
• Laundry & utility: Upper-level laundry roomWasher hookupGas dryer hookup

HOA detail $210/mo · $2,520/yr

• Likely covers: watersnow removal

Listing history 50 events

1. 2026-11-08
   days on market $309,990 Active 19 DOM
2. 2026-11-07
   days on market $309,990 Active 18 DOM
3. 2026-11-06
   days on market $309,990 Active 17 DOM
4. 2026-11-05
   days on market $309,990 Active 16 DOM
5. 2026-11-04
   days on market $309,990 Active 15 DOM
6. 2026-11-02
   days on market $309,990 Active 13 DOM
7. 2026-11-01
   days on market $309,990 Active 12 DOM
8. 2026-10-31
   days on market $309,990 Active 11 DOM
9. 2026-10-30
   days on market $309,990 Active 10 DOM
10. 2026-10-29
    days on market $309,990 Active 9 DOM
11. 2026-10-28
    days on market $309,990 Active 8 DOM
12. 2026-10-27
    pricedays on market $309,990 Active 7 DOM
13. 2026-10-26
    days on market $314,990 Active 6 DOM
14. 2026-10-26
    days on market $314,990 Active 5 DOM
15. 2026-10-24
    days on market $314,990 Active 4 DOM
16. 2026-10-23
    days on market $314,990 Active 3 DOM
17. 2026-10-22
    days on market $314,990 Active 2 DOM

    Show marketing remark (1403 chars)

    Discover yourself at 542 E. 120th Place in Crown Point, Indiana, a beautiful new townhome in Wellspring at the Fountains Townhomes community. This townhome is move-in ready! 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 and a 2-car garage. As soon as you step inside you are greeted by an open and airy space featuring 8ft 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 white cabinetry, a spacious island with quartz countertops, and pantry. Heading upstairs you will enjoy your large primary bedroom with a walk-in closet and connecting en suite bathroom. The rest of the upper level features a laundry room, secondary bedrooms with a full second bath, and linen closet. Impressive innovative ERV furnace system and a tankless water heater round out the amazing features this home has to offer! All D. R. Horton NW Indiana homes include our America's Smart Home Technology, featuring a smart video doorbell, smart Honeywell thermostat, smart door lock, Deako smart light switches and more. Exterior and interior photos are of similar home and model home. Actual home built may vary

18. 2026-10-21
    days on marketlisting id $314,990 Active 1 DOM
19. 2026-10-20
    days on market $314,990 Active 38 DOM
20. 2026-10-19
    days on market $314,990 Active 37 DOM
21. 2026-10-18
    days on market $314,990 Active 36 DOM
22. 2026-10-17
    days on market $314,990 Active 35 DOM
23. 2026-10-16
    days on market $314,990 Active 34 DOM
24. 2026-10-15
    days on market $314,990 Active 33 DOM
25. 2026-10-14
    days on market $314,990 Active 32 DOM
26. 2026-10-13
    days on market $314,990 Active 31 DOM
27. 2026-10-12
    days on market $314,990 Active 30 DOM
28. 2026-10-11
    days on market $314,990 Active 29 DOM
29. 2026-10-10
    days on market $314,990 Active 28 DOM
30. 2026-10-09
    days on market $314,990 Active 27 DOM
31. 2026-10-08
    days on market $314,990 Active 26 DOM
32. 2026-10-07
    days on market $314,990 Active 25 DOM
33. 2026-10-06
    days on market $314,990 Active 24 DOM
34. 2026-10-05
    days on market $314,990 Active 23 DOM
35. 2026-10-04
    days on market $314,990 Active 22 DOM
36. 2026-10-03
    days on market $314,990 Active 21 DOM
37. 2026-10-02
    days on market $314,990 Active 20 DOM
38. 2026-10-01
    days on market $314,990 Active 19 DOM
39. 2026-09-30
    days on market $314,990 Active 18 DOM
40. 2026-09-29
    days on market $314,990 Active 17 DOM
41. 2026-09-28
    days on market $314,990 Active 16 DOM
42. 2026-09-27
    days on market $314,990 Active 15 DOM
43. 2026-09-26
    days on market $314,990 Active 14 DOM
44. 2026-09-25
    price $314,990 Active 13 DOM
45. 2026-09-25
    days on market $319,990 Active 13 DOM
46. 2026-09-24
    days on market $319,990 Active 12 DOM
47. 2026-09-23
    days on market $319,990 Active 11 DOM
48. 2026-09-22
    days on market $319,990 Active 10 DOM
49. 2026-09-21
    days on market $319,990 Active 9 DOM
50. 2026-09-20
    days on market $319,990 Active 8 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: $30,856
• − Mortgage interest: −$18,345
• − Property taxes: −$4,912
• − Insurance: −$1,637
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$2,520
• − Depreciation: −$9,527
• Taxable loss: −$11,022
• Est. tax savings @ 24.0%: +$2,645
• After-tax cash flow: $-2,657/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 · 23 photos

Good 80/100 Cosmetic rehab Est. rehab $7,715–$23,145 screening

This well-maintained townhouse is move-in ready with a good condition score and minimal repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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.

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

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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%
• 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 associationMonthly association fee of $210.50Fee includes grounds maintenance, snow removal, and structure maintenance

Exterior

• Parking: Attached garage with 2 spacesRear-facing garageDrivewayGarage door opener
• Security: Smoke detectors
• Utilities: Cable availablePublic waterPublic sewer
• Home design: AttachedTwo stories
• Construction: New constructionUnder constructionBuilt in 2026
• Exterior features: Neighborhood view

Interior

• Kitchen: RangeMicrowaveDishwasherDisposal
• Bedrooms: 3 bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 three-quarter bathroom1 half bathroom
• Heating & cooling: Forced-air heatingNatural gas heatingCentral air
• Interior features: Double vanityWalk-in closetPantryOpen floorplan
• Laundry & utility: Upper-level laundry roomWasher hookupGas dryer hookup

Price history

+0.0% since first listed

18 events — show timeline

• 2026-10-26 Price Changed $309,990 NIRA MLS as Distributed by MLS Grid
• 2026-10-22 Price Changed $294,990 Zillow
• 2026-10-20 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-10-20 Listed $314,990 NIRA MLS as Distributed by MLS Grid
• 2026-09-25 Price Changed $314,990 NIRA MLS as Distributed by MLS Grid
• 2026-09-12 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-09-12 Listed $319,990 NIRA MLS as Distributed by MLS Grid
• 2026-08-06 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-08-06 Listed $314,990 NIRA MLS as Distributed by MLS Grid
• 2026-07-26 Price Changed $314,990 NIRA MLS as Distributed by MLS Grid
• 2026-07-13 Price Changed $299,990 NIRA MLS as Distributed by MLS Grid
• 2026-07-11 Price Changed $299,990 Zillow
• 2026-07-09 Price Changed $324,990 NIRA MLS as Distributed by MLS Grid
• 2026-07-01 Price Changed $309,990 NIRA MLS as Distributed by MLS Grid
• 2026-06-23 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-06-23 Listed $324,990 NIRA MLS as Distributed by MLS Grid
• 2026-06-03 Listed $309,990 Zillow
• 2026-05-20 Listed $309,990 NIRA MLS as Distributed by MLS Grid