11775 Rhode Island St · Crown Point, IN 46307

$260,000

2 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 51 Days on market

Built 2021 $202/sqft · 13% below area Est $286k · 9% under $150/mo HOA · 7% of rent ↓ 1% since listing

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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 +11.6/15.0
• Cash flow +9.5/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market! No fault of sellers! Join a tranquil Community centered close to many amenities! This immaculate 2-story townhome combines modern luxury with convenience to shopping, trendy cafes, nightlife, dining, walking trails, and lots more amenities. The bright, open concept main floor features a cozy living room, a large kitchen island, lots of cabinet space, stainless steel appliances, and 1/2 bath on the main floor. After dinner, retreat to the private fenced in patio. Upstairs the master suite offers peacefulness and a walk in closet with large adjoining bathroom. The upper level laundry boosts convenience and ease. The second bedroom also has a walk in closet. Close to every

Key facts

• Large kitchen island
• Private fenced patio
• Upper level laundry

Tags

• PRIVATE FENCED PATIO
• LARGE KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• UPPER LEVEL LAUNDRY
• WALK IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee $150); Association provides landscaping, snow removal, playground, park, management, and grounds maintenance; Curbs in community

Exterior

• Parking: Detached garage; 2-car garage; Alley access; Off-street parking; Garage door opener
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Natural gas connected; Public water; Public sewer; 100 amp electric service
• Home design: Two-story attached property; Built in 2021
• Construction: Stone and vinyl siding exterior; Shingle roof; Property attached
• Exterior features: Private yard; Back yard fencing; Patio; Neighborhood view; Aluminum frame windows; Garage(s) structure

Interior

• Kitchen: Gas range; Gas cooktop; Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Primary bedroom; Bedroom 2
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Double vanity; Walk-in closet(s); Laminate countertops; Kitchen island
• Laundry & utility: Laundry on upper level; Gas water heater; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (19.5% below list).
• Recommended offer: $209k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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); 753 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 51 days — a 3% lower offer ($252k) 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 $209,242 (19.5% 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 51 days. Have you received any prior offers? Is the seller open to a 20% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $286,277
• List price: $260,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11885 Kentucky St	0.18mi	2/1.5	1,356 (+6%)	23mo	$275,035	$203	63
1068 E 115th Ln	0.26mi	2/1.0	1,375 (+7%)	14mo	$206,525	$150	63
955 E 114th Pl	0.40mi	2/1.5	1,176 (-8%)	11mo	$235,000	$200	59
11695 Georgia St	0.11mi	2/2.0	1,440 (+12%)	17mo	$309,000	$215	58
11584 Vermont St	0.22mi	2/2.0	1,442 (+12%)	12mo	$281,000	$195	57
11360 Vermont St	0.52mi	2/2.0	1,292 (+1%)	22mo	$250,000	$193	54

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-54,697
• Equity at exit: $38,767

10-year hold

• IRR: -16.8%
• Equity multiple: 0.09×
• Total profit: $-66,390
• Equity at exit: $22,480

Cash invested: $72,800 (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: 753
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$108
• HOA: −$150
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-183

Break-even live

Break-even rent $2,324

Max offer price $227,726

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-109	+0% $-183	+5% $-256	+10% $-330
Rent	-10% $-348	-5% $-265	+0% $-183	+5% $-100	+10% $-17
Rate	-1.0pp $-52	-0.5pp $-117	base $-183	+0.5pp $-250	+1.0pp $-319

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,300	$1.38	0d	1	1.07mi
484 E 127th Ave Crown Point, IN	2.0–3.0	2.0–2.5	1544	$2,506	$1.62	0d	20	1.18mi
930 Cypress Point Dr Crown Point, IN	1.0–2.0	1.0	900	$1,729	$1.92	0d	10	1.48mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 17 events

1. 2026-06-21
   days on market $260,000 Active 51 DOM
2. 2026-06-18
   days on market $260,000 Active 48 DOM
3. 2026-06-17
   days on market $260,000 Active 47 DOM
4. 2026-06-16
   days on market $260,000 Active 46 DOM
5. 2026-06-15
   pricestatus $260,000 Active 45 DOM
6. 2026-06-15
   days on market $263,000 Active Under Contract 45 DOM
7. 2026-06-13
   days on market $263,000 Active Under Contract 43 DOM
8. 2026-06-13
   days on market $263,000 Active Under Contract 42 DOM
9. 2026-06-09
   days on market $263,000 Active Under Contract 39 DOM
10. 2026-06-08
    days on market $263,000 Active Under Contract 38 DOM
11. 2026-06-07
    days on market $263,000 Active Under Contract 37 DOM
12. 2026-06-04
    days on market $263,000 Active Under Contract 34 DOM
13. 2026-06-03
    days on market $263,000 Active Under Contract 33 DOM
14. 2026-06-02
    days on market $263,000 Active Under Contract 32 DOM
15. 2026-06-01
    days on market $263,000 Active Under Contract 31 DOM
16. 2026-05-31
    statusdays on market $263,000 Active Under Contract 30 DOM
17. 2026-05-01
    listed $263,000 Active 715-char remark

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $25,109
• − Mortgage interest: −$14,564
• − Property taxes: −$2,567
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − HOA: −$1,800
• − Depreciation: −$7,564
• Taxable loss: −$6,703
• Est. tax savings @ 24.0%: +$1,609
• After-tax cash flow: $-584/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

• Census place: Crown Point, IN
• 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

-1.1% since first listed

4 events — show timeline

• 2026-06-15 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-06-15 Price Changed $260,000 NIRA MLS as Distributed by MLS Grid
• 2026-05-31 Contingent — NIRA MLS as Distributed by MLS Grid
• 2026-05-01 Listed $263,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+505.9%/yr

Latest (2024): $2,567 · +9.1% YoY. Source: county tax records.