13069 Carolina St · Crown Point, IN 46307

$279,670

2 bd · 1.5 ba · 1,383 sqft · Townhouse · 139 Days on market

Built 2025 Good condition 0.50 ac lot 2-car garage $202/sqft · at area comps Est $289k · at est. $138/mo HOA · 6% of rent

---

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 +8.9/15.0
• Cash flow +8.3/30.0
• Schools +6.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to effortless living in this beautifully designed 2-bedroom, 1.5-bath townhome where convenience meets everyday comfort. From the moment you step inside, you'll appreciate the spacious layout and thoughtful features that make daily life seamless. The heart of the home is the oversized kitchen island-perfect for casual meals, entertaining, or simply gathering at the end of the day-complemented by sleek stainless-steel appliances and ample prep space. The open, spacious living room offers the ideal setting to relax or host guests with ease. Enjoy your own private fenced-in courtyard, creating a perfect indoor-outdoor flow for morning coffee, evening unwinding, or low-maintenance outdoor living. With in-unit laundry (washer and dryer included), a 2-car garage, and a layout designed for functionality, every detail is tailored for convenience. Located in a desirable area with nearby amenities just a short distance away, this home offers the perfect balance of comfort, practicality, and lifestyle.

Key facts

• Nearby amenities
• In-unit laundry
• $138 HOA

Tags

• OVERSIZED KITCHEN ISLAND
• PRIVATE FENCED-IN COURTYARD
• IN-UNIT LAUNDRY
• NEARBY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $280k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (17.9% below list).
• Recommended offer: $230k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Crown Point — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 1149 active listings in the ZIP; 2 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 $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 139 days — a 12% lower offer ($246k) 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 $229,603 (17.9% 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 139 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $288,980
• List price: $279,670
• Delta: -3.22%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13117 Carolina St	0.00mi	2/1.5	1,433 (+4%)	4mo	$279,847	$195	91
13149 Carolina St	0.00mi	2/1.5	1,383 (0%)	12mo	$279,065	$202	90
13083 Carolina St	0.38mi	2/1.5	1,383 (0%)	2mo	$281,485	$204	81
13089 Carolina St	0.00mi	3/2.0 (+1)	1,454 (+5%)	5mo	$289,997	$199	80
13087 Carolina St	0.40mi	2/1.5	1,383 (0%)	2mo	$280,835	$203	80
13101 Carolina St	0.38mi	2/1.5	1,383 (0%)	5mo	$280,847	$203	78
13121 Carolina St	0.00mi	3/2.0 (+1)	1,454 (+5%)	10mo	$286,872	$197	76
13147 Carolina St	0.00mi	3/2.0 (+1)	1,468 (+6%)	12mo	$294,210	$200	73
13143 Carolina St	0.46mi	3/2.0 (+1)	1,454 (+5%)	14mo	$293,265	$202	52

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-62,640
• Equity at exit: $41,700

10-year hold

• IRR: -19.5%
• Equity multiple: -0.02×
• Total profit: $-79,520
• Equity at exit: $24,181

Cash invested: $78,308 (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 →

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

Active competition Active MLS

• For sale now: 7 active · 3 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $294,997 ($204/sqft)
• Median days on market: 100 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +2.7% 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: 1149
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,296 medium
• Mortgage (P&I): −$1,467
• Tax est. 1.5%: −$350 /mo · $4,195/yr
• Insurance: −$117
• HOA: −$138
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-257

Break-even live

Break-even rent $2,621

Max offer price $242,500

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-160	+0% $-257	+5% $-354	+10% $-450
Rent	-10% $-438	-5% $-348	+0% $-257	+5% $-166	+10% $-75
Rate	-1.0pp $-116	-0.5pp $-186	base $-257	+0.5pp $-329	+1.0pp $-403

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: $69,918
• Closing costs: $8,390
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
471 E 127th Pl Crown Point, IN	3.0	3.0	1517	$2,815	$1.86	6d	1	0.07mi
484 E 127th Ave Crown Point, IN	2.0–3.0	2.0–2.5	1370	$2,850	$2.08	0d	7	0.17mi

Property features AI

Finance

• HOA & community: Homeowners association managed by 1st American Property ManagementMonthly association fee (approximately $138.50) covering grounds maintenance and snow removalCommunity park

Exterior

• Parking: Detached garage with rear-facing entry2-car garageGarage door openerAdditional parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerNatural gas connectedElectricity connected (100 Amp service)Cable availableUnderground utilities
• Home design: Attached propertyNew construction (2025)Two storiesBuilder-reported living area
• Construction: Stone and vinyl siding exterior
• Exterior features: Front porchNeighborhood viewSmoke detectors

Interior

• Kitchen: DishwasherGas rangeStainless steel appliancesMicrowaveRefrigeratorGarbage disposalGas water heater
• Bedrooms: Primary bedroomBedroom 2
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Eat-in kitchenWalk-in closet(s)PantryOpen floorplanKitchen island
• Laundry & utility: Washer and dryer includedWasher hookupGas dryer hookupUpper-level laundry

Listing history 50 events

1. 2026-09-24
   days on market $279,670 Active 139 DOM
2. 2026-09-23
   days on market $279,670 Active 138 DOM
3. 2026-09-22
   days on market $279,670 Active 137 DOM
4. 2026-09-21
   days on market $279,670 Active 136 DOM
5. 2026-09-20
   days on market $279,670 Active 135 DOM
6. 2026-09-19
   days on market $279,670 Active 134 DOM
7. 2026-09-18
   days on market $279,670 Active 133 DOM
8. 2026-09-17
   days on market $279,670 Active 132 DOM
9. 2026-09-16
   days on market $279,670 Active 131 DOM
10. 2026-09-15
    days on market $279,670 Active 130 DOM
11. 2026-09-14
    days on market $279,670 Active 129 DOM
12. 2026-09-13
    days on market $279,670 Active 128 DOM
13. 2026-09-12
    days on market $279,670 Active 127 DOM
14. 2026-09-11
    days on market $279,670 Active 126 DOM
15. 2026-09-05
    days on market $279,670 Active 120 DOM
16. 2026-09-04
    days on market $279,670 Active 119 DOM
17. 2026-09-02
    days on market $279,670 Active 117 DOM
18. 2026-08-31
    days on market $279,670 Active 115 DOM
19. 2026-08-29
    days on market $279,670 Active 113 DOM
20. 2026-08-28
    days on market $279,670 Active 112 DOM
21. 2026-08-27
    days on market $279,670 Active 111 DOM
22. 2026-08-26
    days on market $279,670 Active 110 DOM
23. 2026-08-25
    days on market $279,670 Active 109 DOM
24. 2026-08-24
    days on market $279,670 Active 108 DOM
25. 2026-08-23
    days on market $279,670 Active 107 DOM
26. 2026-08-22
    days on market $279,670 Active 106 DOM
27. 2026-08-21
    pricedays on market $279,670 Active 105 DOM
28. 2026-08-20
    days on market $284,670 Active 104 DOM
29. 2026-08-19
    days on market $284,670 Active 103 DOM
30. 2026-08-18
    days on market $284,670 Active 102 DOM
31. 2026-08-17
    days on market $284,670 Active 101 DOM
32. 2026-08-16
    days on market $284,670 Active 100 DOM
33. 2026-08-15
    days on market $284,670 Active 99 DOM
34. 2026-08-14
    days on market $284,670 Active 98 DOM
35. 2026-08-13
    days on market $284,670 Active 97 DOM
36. 2026-08-12
    days on market $284,670 Active 96 DOM
37. 2026-08-11
    days on market $284,670 Active 95 DOM
38. 2026-08-10
    price $284,670 Active 94 DOM
39. 2026-08-10
    days on market $289,670 Active 94 DOM
40. 2026-08-09
    days on market $289,670 Active 93 DOM
41. 2026-08-08
    days on market $289,670 Active 92 DOM
42. 2026-08-06
    days on market $289,670 Active 90 DOM
43. 2026-08-05
    days on market $289,670 Active 89 DOM
44. 2026-08-04
    days on market $289,670 Active 88 DOM
45. 2026-08-03
    days on market $289,670 Active 87 DOM
46. 2026-07-31
    days on market $289,670 Active 84 DOM
47. 2026-07-30
    days on market $289,670 Active 82 DOM
48. 2026-07-28
    days on market $289,670 Active 81 DOM
49. 2026-07-26
    days on market $289,670 Active 79 DOM
50. 2026-07-24
    days on market $289,670 Active 77 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: $27,552
• − Mortgage interest: −$15,666
• − Property taxes: −$4,195
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − HOA: −$1,656
• − Depreciation: −$8,136
• Taxable loss: −$7,907
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-1,185/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 None rehab

This move-in-ready townhouse offers a good condition with fresh updates and a well-maintained exterior. Potential buyers and renters will appreciate the spacious kitchen, modern bathrooms, and open floor plan.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add smart home features — Improves convenience and marketability ↑

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

---

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

Property features AI

Finance

• HOA & community: Homeowners association managed by 1st American Property ManagementMonthly association fee (approximately $138.50) covering grounds maintenance and snow removalCommunity park

Exterior

• Parking: Detached garage with rear-facing entry2-car garageGarage door openerAdditional parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerNatural gas connectedElectricity connected (100 Amp service)Cable availableUnderground utilities
• Home design: Attached propertyNew construction (2025)Two storiesBuilder-reported living area
• Construction: Stone and vinyl siding exterior
• Exterior features: Front porchNeighborhood viewSmoke detectors

Interior

• Kitchen: DishwasherGas rangeStainless steel appliancesMicrowaveRefrigeratorGarbage disposalGas water heater
• Bedrooms: Primary bedroomBedroom 2
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Eat-in kitchenWalk-in closet(s)PantryOpen floorplanKitchen island
• Laundry & utility: Washer and dryer includedWasher hookupGas dryer hookupUpper-level laundry

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $289,670 NIRA MLS as Distributed by MLS Grid
• 2026-04-19 Listed $289,670 Zillow