Chatham Plan · St. John, IN 46373

$359,000

4 bd · 2.0 ba · 1,771 sqft · SingleFamily · 385 Days on market

Good condition ↓ 3% since listing

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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
• Cash flow +7.3/30.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your new home awaits you in The Gates of St. John community located in St. John, IN. The Chatham floor plan is an open concept ranch style home that features 4 bedrooms, 2 bathrooms and 1,771 square feet of living space. As you enter your new home from the front door and walk through the foyer you will see the two spacious bedrooms and a full bathroom. Additionally, as you walk further into the home you will pass the fourth bedroom, laundry room, a linen closet and access to the garage. Step into the heart of your new home and enjoy the spacious kitchen that features premium cabinetry, stainless steel appliances, a corner walk-in pantry, and an expansive island that is great for meal prepping, dining or entertaining. Flowing from the kitchen is the dining area with access to the covered patio through the sliding glass door. Adjacent to the dining area is the great room that provides ample space for a variety of cozy set-ups. As you leave the great room, you will have access to the spacious primary bedroom that includes a bathroom with double vanity sinks, a private water closet and an expansive walk-in closet with additional storage. To learn more information about the Chatham floor plan or to find your new home in the The Gates of St. John community, contact us today! * Photos are for representational purposes only, finishes may vary per home.

Key facts

• Expansive island
• Covered patio
• Premium cabinetry

Tags

• OPEN CONCEPT RANCH STYLE
• PREMIUM CABINETRY
• STAINLESS STEEL APPLIANCES
• CORNER WALK-IN PANTRY
• EXPANSIVE ISLAND
• COVERED PATIO

🏗️ New construction. The $359,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,681.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $359k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $301k (16.1% below list).
• Recommended offer: $301k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.7% in St. John — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Timothy Ball Elementary School (math 67% / reading 59%, grade B, #99 of 994 statewide, top 10%, 540 students, 31% FRL); Colonel John Wheeler Middle School (math 39% / reading 53%, grade D+, #76 of 330 statewide, top 23%, 1,046 students, 24% FRL); Crown Point High School (math 51% / reading 80%, grade B, #29 of 369 statewide, top 8%, 2,948 students, 22% FRL).
• Market conditions: 331 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $13k 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 385 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.

Recommended offer $301,288 (16.1% 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. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.71%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $426,681
• List price: $359,000
• Delta: -15.86%
• 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
7602 W 106th Pl	0.19mi	4/2.0	1,771 (0%)	2mo	$413,990	$234	90
7605 W 106th Pl	0.21mi	4/2.0	1,771 (0%)	1mo	$414,990	$234	89
10330 Privet Dr	0.21mi	4/2.5	1,771 (0%)	2mo	$370,000	$209	87
10324 Whitney Pl	0.34mi	4/2.0	1,752 (-1%)	2mo	$405,000	$231	81
7700 W 105th Ave	0.07mi	4/2.0	1,970 (+11%)	2mo	$430,000	$218	76
10142 Azalea Dr	0.42mi	3/2.0 (-1)	1,802 (+2%)	1mo	$389,900	$216	72
7676 W 106th Pl	0.16mi	3/2.0 (-1)	1,958 (+11%)	1mo	$424,990	$217	69
7694 W 106th Pl	0.16mi	3/2.0 (-1)	1,970 (+11%)	1mo	$409,990	$208	68
10160 Privet Dr	0.40mi	3/2.0 (-1)	1,858 (+5%)	1mo	$388,000	$209	68
7645 W 106th Pl	0.20mi	3/2.0 (-1)	1,970 (+11%)	1mo	$441,990	$224	66
17819 Violette Way	0.72mi	4/2.5	1,792 (+1%)	0mo	$354,990	$198	62
8341 W 107th Pl	0.53mi	3/3.0 (-1)	1,940 (+10%)	2mo	$425,000	$219	48

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: -26.1%
• Equity multiple: 0.12×
• Total profit: $-105,305
• Equity at exit: $63,620

10-year hold

• IRR: -22.8%
• Equity multiple: -0.16×
• Total profit: $-138,138
• Equity at exit: $36,892

Cash invested: $119,471 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 22 under contract
• Months of supply: 2.9 mo (34%/mo absorbed)
• Median asking: $412,990 ($216/sqft)
• Median days on market: 74 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +11.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46373

• Home prices YoY: -23.8%
• Active inventory: 331
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,013 high
• Mortgage (P&I): −$2,238
• Tax est. 1.5%: −$533 /mo · $6,400/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-569

Break-even live

Break-even rent $3,733

Max offer price $344,415

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-421	+0% $-569	+5% $-716	+10% $-863
Rent	-10% $-807	-5% $-688	+0% $-569	+5% $-450	+10% $-331
Rate	-1.0pp $-354	-0.5pp $-460	base $-569	+0.5pp $-679	+1.0pp $-792

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: $106,670
• Closing costs: $12,800
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7828 W 105th Pl Crown Point, IN	4.0	2.5	2521	$3,200	$1.27	32d	1	0.05mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	32d	1	0.62mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	0d	1	0.64mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	93d	1	0.65mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	93d	1	0.67mi
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	93d	1	0.71mi

Listing history 50 events

1. 2026-08-08
   days on market $359,000 Active 385 DOM
2. 2026-08-06
   days on market $359,000 Active 383 DOM
3. 2026-08-05
   days on market $359,000 Active 382 DOM
4. 2026-08-04
   days on market $359,000 Active 381 DOM
5. 2026-08-03
   days on market $359,000 Active 380 DOM
6. 2026-07-31
   days on market $359,000 Active 377 DOM
7. 2026-07-30
   days on market $359,000 Active 375 DOM
8. 2026-07-28
   days on market $359,000 Active 374 DOM
9. 2026-07-26
   days on market $359,000 Active 372 DOM
10. 2026-07-24
    days on market $359,000 Active 370 DOM
11. 2026-07-23
    days on market $359,000 Active 369 DOM
12. 2026-07-22
    days on market $359,000 Active 368 DOM
13. 2026-07-21
    days on market $359,000 Active 367 DOM
14. 2026-07-20
    days on market $359,000 Active 366 DOM
15. 2026-07-18
    days on market $359,000 Active 364 DOM
16. 2026-07-18
    days on market $359,000 Active 363 DOM
17. 2026-07-16
    days on market $359,000 Active 362 DOM
18. 2026-07-15
    days on market $359,000 Active 361 DOM
19. 2026-07-14
    days on market $359,000 Active 360 DOM
20. 2026-07-13
    days on market $359,000 Active 359 DOM
21. 2026-07-13
    days on market $359,000 Active 358 DOM
22. 2026-07-11
    days on market $359,000 Active 357 DOM
23. 2026-07-10
    days on market $359,000 Active 356 DOM
24. 2026-07-09
    days on market $359,000 Active 355 DOM
25. 2026-07-07
    days on market $359,000 Active 353 DOM
26. 2026-07-06
    days on market $359,000 Active 352 DOM
27. 2026-07-06
    days on market $359,000 Active 351 DOM
28. 2026-07-05
    days on market $359,000 Active 350 DOM
29. 2026-07-03
    days on market $359,000 Active 349 DOM
30. 2026-07-02
    days on market $359,000 Active 348 DOM
31. 2026-07-01
    days on market $359,000 Active 347 DOM
32. 2026-06-30
    days on market $359,000 Active 346 DOM
33. 2026-06-29
    days on market $359,000 Active 345 DOM
34. 2026-06-28
    days on market $359,000 Active 344 DOM
35. 2026-06-27
    days on market $359,000 Active 343 DOM
36. 2026-06-26
    days on market $359,000 Active 342 DOM
37. 2026-06-24
    days on market $359,000 Active 340 DOM
38. 2026-06-22
    days on market $359,000 Active 338 DOM
39. 2026-06-21
    days on market $359,000 Active 337 DOM
40. 2026-06-18
    days on market $359,000 Active 334 DOM
41. 2026-06-17
    days on market $359,000 Active 333 DOM
42. 2026-06-16
    days on market $359,000 Active 332 DOM
43. 2026-06-15
    days on market $359,000 Active 331 DOM
44. 2026-06-13
    days on market $359,000 Active 329 DOM
45. 2026-06-13
    days on market $359,000 Active 328 DOM
46. 2026-06-09
    days on market $359,000 Active 325 DOM
47. 2026-06-08
    days on market $359,000 Active 324 DOM
48. 2026-06-07
    days on market $359,000 Active 323 DOM
49. 2026-06-04
    days on market $359,000 Active 320 DOM
50. 2026-06-03
    days on market $359,000 Active 319 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 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: $36,155
• − Mortgage interest: −$23,901
• − Property taxes: −$6,400
• − Insurance: −$2,133
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − Depreciation: −$12,413
• Taxable loss: −$14,477
• Est. tax savings @ 24.0%: +$3,475
• After-tax cash flow: $-3,348/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 Cosmetic rehab Est. rehab $8,855–$26,565 screening

This Chatham floor plan home in St. John, IN is in good condition with modern finishes and a well-maintained exterior. It's ready for move-in and would benefit from a fresh coat of paint to enhance its curb appeal.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value ↑
• Rental Clean gutters — Keeps home in good condition and prevents water damage ↑

ⓘ 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 58/100

Zoned Schools

Elementary Timothy Ball Elementary School B IN #99/994 Nat'l #5,998/41,679 Middle Colonel John Wheeler Middle School D+ IN #76/330 Nat'l #4,433/14,009 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

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, IN
• County: Lake · 484,026 people
• City population: 18,509
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 18,509
• Household income: $123,203
• Rent vs Own: 2.0% rent · 98.0% own
• Severe rent burden: 8% 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 (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%

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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: ▼ -69.86%
• Current HPI: 224.1176
• Rent YoY: —
• Metro: —
• 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

Price history

-3.0% since first listed

3 events — show timeline

• 2025-09-17 Price Changed $359,000 Zillow
• 2025-09-10 Price Changed $359,990 Zillow
• 2025-07-19 Listed $369,990 Zillow