12109 White Oak Dr · Crown Point, IN 46307

$229,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 10 Days on market

Built 1959 0.37 ac lot $158/sqft · 20% below area Est $329k · 30% under $29/mo HOA · 2% of rent ↓ 20% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.0/30.0
• Schools +5.0/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity in one of Crown Point's most sought-after areas! Located in Hermit Lake Subdivision and comes with lake and out-lot access to beautiful Hermits Lake. This spacious 3-bedroom, 2-bath ranch offers over 1600 sq. ft. of living space, two fireplaces, enclosed porch and a large corner lot. Bring your vision. .. this fixer-upper has a newer furnace and central air already in place, plus an attached 2-car garage. Whether you're looking for your next flip or the perfect home to customize, this property is full of potential.

Key facts

• Newer furnace
• Large corner lot
• Out-lot access

Tags

• LAKE ACCESS
• OUT-LOT ACCESS
• ENCLOSED PORCH
• LARGE CORNER LOT
• NEWER FURNACE
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $28 ($338/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (17.2% below list).
• Recommended offer: $190k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Crown Point — 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 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.
• Market conditions: Rents rising (+2.5%/yr); 739 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 $2k of loan paydown is wiped out by about $7k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,262 (17.2% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (median comp): $329,224
• List price: $229,900
• Delta: -30.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12109 White Oak Dr	0.00mi	3/2.0	1,456 (0%)	10mo	$260,000	$179	91
5320 W 121st Ave	0.60mi	3/1.0	1,363 (-6%)	20mo	$195,000	$143	40

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-36,397
• Equity at exit: $34,279

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-33,192
• Equity at exit: $19,878

Cash invested: $64,372 (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: 739
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$144 /mo · $1,734/yr
• Insurance: −$96
• HOA: −$29
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $28

Break-even live

Break-even rent $1,867

Max offer price $229,900

Occupancy floor 94%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1049 S Main St Crown Point, IN	1.0–2.0	1.0–1.5	810	$1,690	$2.09	1d	4	1.23mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 23 events

1. 2026-06-10
   status $229,900 Pending 10 DOM
2. 2026-06-09
   days on market $229,900 Active 10 DOM
3. 2026-06-08
   days on market $229,900 Active 9 DOM
4. 2026-06-07
   days on market $229,900 Active 8 DOM
5. 2026-06-04
   days on market $229,900 Active 5 DOM
6. 2026-06-03
   days on market $229,900 Active 4 DOM
7. 2026-06-02
   days on market $229,900 Active 3 DOM
8. 2026-06-01
   days on market $229,900 Active 2 DOM
9. 2026-05-31
   remarks 564-char remark
10. 2026-05-31
    pricestatusdays on marketlisting id $229,900 Active 1 DOM
11. 2026-05-06
    status Pending 543-char remark

    Show marketing remark (543 chars)

    Fantastic opportunity in one of Crown Point's most sought-after areas! Located in Hermit Lake Subdivision and comes with lake and out-lot access to beautiful Hermits Lake. This spacious 3-bedroom, 2-bath ranch offers over 1600 sq. ft. of living space, two fireplaces, enclosed porch and a large corner lot. Bring your vision. .. this fixer-upper has a newer furnace and central air already in place, plus an attached 2-car garage. Whether you're looking for your next flip or the perfect home to customize, this property is full of potential.

12. 2026-03-23
    price $230,000 543-char remark

    Show marketing remark (543 chars)

    Fantastic opportunity in one of Crown Point's most sought-after areas! Located in Hermit Lake Subdivision and comes with lake and out-lot access to beautiful Hermits Lake. This spacious 3-bedroom, 2-bath ranch offers over 1600 sq. ft. of living space, two fireplaces, enclosed porch and a large corner lot. Bring your vision. .. this fixer-upper has a newer furnace and central air already in place, plus an attached 2-car garage. Whether you're looking for your next flip or the perfect home to customize, this property is full of potential.

13. 2026-02-17
    listed $245,000 Active 543-char remark

    Show marketing remark (543 chars)

    Fantastic opportunity in one of Crown Point's most sought-after areas! Located in Hermit Lake Subdivision and comes with lake and out-lot access to beautiful Hermits Lake. This spacious 3-bedroom, 2-bath ranch offers over 1600 sq. ft. of living space, two fireplaces, enclosed porch and a large corner lot. Bring your vision. .. this fixer-upper has a newer furnace and central air already in place, plus an attached 2-car garage. Whether you're looking for your next flip or the perfect home to customize, this property is full of potential.

14. 2026-02-17
    historical

    Show marketing remark (543 chars)

    Fantastic opportunity in one of Crown Point's most sought-after areas! Located in Hermit Lake Subdivision and comes with lake and out-lot access to beautiful Hermits Lake. This spacious 3-bedroom, 2-bath ranch offers over 1600 sq. ft. of living space, two fireplaces, enclosed porch and a large corner lot. Bring your vision. .. this fixer-upper has a newer furnace and central air already in place, plus an attached 2-car garage. Whether you're looking for your next flip or the perfect home to customize, this property is full of potential.

15. 2026-02-02
    price $248,475
16. 2026-01-19
    price $258,475
17. 2026-01-12
    status Active
18. 2026-01-05
    status Pending
19. 2025-12-19
    price $268,475
20. 2025-12-01
    listed $275,000 Active
21. 2025-08-06
    soldstatus $260,000 Closed
22. 2025-07-04
    historical Active Under Contract
23. 2025-06-29
    listed $289,000 Active

ⓘ 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: $1,734 · $144/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: +$110/yr (+$9/mo · 6.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $22,831
• − Mortgage interest: −$12,878
• − Property taxes: −$1,734
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$348
• − Depreciation: −$6,688
• Taxable loss: −$3,619
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $1,207/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: 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 — 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

• 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 (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 (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 · 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

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

-20.4% since first listed

13 events — show timeline

• 2026-05-06 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $230,000 NIRA MLS as Distributed by MLS Grid
• 2026-02-17 Listed $245,000 NIRA MLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-02-02 Price Changed $248,475 NIRA MLS as Distributed by MLS Grid
• 2026-01-19 Price Changed $258,475 NIRA MLS as Distributed by MLS Grid
• 2026-01-12 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-01-05 Pending — NIRA MLS as Distributed by MLS Grid
• 2025-12-19 Price Changed $268,475 NIRA MLS as Distributed by MLS Grid
• 2025-12-01 Listed $275,000 NIRA MLS as Distributed by MLS Grid
• 2025-08-06 Sold (MLS) $260,000 NIRA MLS as Distributed by MLS Grid
• 2025-07-04 Contingent — NIRA MLS as Distributed by MLS Grid
• 2025-06-29 Listed $289,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2024): $1,734 · +8.3% YoY. Source: county tax records.