5070 Sandy Bch Unit C · Lakes of the Four Seasons, IN 46307

$206,900

2 bd · 2.0 ba · 1,280 sqft · Condo public records · 135 Days on market

Built 1982 $162/sqft · 22% below area Est $266k · 22% under $154/mo HOA · 8% of rent

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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 +13.4/30.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

Key facts

• Dog park
• Community pool
• Golf cart community

Tags

• MOVE IN READY
• WOOD FIREPLACE
• GOLF CART COMMUNITY
• COMMUNITY POOL
• PRIVATE LAKES
• DOG PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $207k.

Deal economics

• At list price, monthly cash flow is $4 ($43/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 $202k (2.2% below list).
• Recommended offer: $182k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.4% in Lakes of the Four Seasons — 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 69/100 on livability (#190 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $6k 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 135 days — a 12% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago 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 $182,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 8.5

CMA / ARV

• ARV (median comp): $266,499
• List price: $206,900
• Delta: -22.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-34,118
• Equity at exit: $30,849

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-32,749
• Equity at exit: $17,889

Cash invested: $57,932 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,085
• Tax from tax record: −$270 /mo · $3,244/yr
• Insurance: −$86
• HOA: −$154
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $4

Break-even live

Break-even rent $2,020

Max offer price $206,900

Occupancy floor 95%

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: $51,725
• Closing costs: $6,207
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3788 Kingsway Dr Crown Point, IN	3.0	2.0	1300	$2,350	$1.81	1d	1	1.03mi
1586 Sunnyslope Dr Crown Point, IN	3.0	1.5	1848	$2,400	$1.30	1d	1	1.09mi
160 Meadows Cir Unit 160 Crown Point, IN	2.0	2.0	900	$1,395	$1.55	44d	1	1.40mi

HOA detail condo

• Monthly dues: $154 · $1,848/yr
• Likely covers: landscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-05-12
   status Pending 923-char remark

   Show marketing remark (923 chars)

   Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

2. 2026-04-22
   price $206,900 923-char remark

   Show marketing remark (923 chars)

   Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

3. 2026-03-27
   price $209,900 923-char remark

   Show marketing remark (923 chars)

   Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

4. 2026-02-19
   price $211,800 923-char remark

   Show marketing remark (923 chars)

   Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

5. 2026-02-11
   price $211,900 923-char remark

   Show marketing remark (923 chars)

   Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

6. 2025-12-28
   listed $216,900 Active 923-char remark

   Show marketing remark (923 chars)

   Move in with ease to this FURNISHED condo just in time for lake season! This inviting 2-bedroom, 2-bath condo is located just STEPS away from Sandy Beach in the desirable Lakes of the Four Seasons. With nearly 1,300 finished square feet and a one-car garage, you'll love the smart, functional layout, cozy wood-burning fireplace, and spacious primary suite with its own private ensuite. Low maintenance? Covered. The HOA handles lawn care and snow removal so you can focus on what matters--enjoying the lifestyle. And this community delivers. Golf-cart-friendly with an 18-hole course, pool, four private lakes, beaches, parks, dog park, and events happening all year long. All in Crown Point schools, under 15 minutes to Crown Point + Valpo, and about an hour to Chicago. BONUS: Taxes will drop once a homestead exemption is in place. This is the kind of easy, lifestyle-first living people are looking for--don't miss it!

7. 2025-11-16
   historical
8. 2025-10-01
   price $224,000
9. 2025-08-14
   price $229,400
10. 2025-07-03
    price $229,900
11. 2025-06-16
    price $235,000
12. 2025-05-28
    price $245,000
13. 2025-05-15
    listed $249,900 Active
14. 2023-03-24
    soldstatus $189,900 Closed
15. 2023-03-09
    status Pending
16. 2023-01-24
    historical Active Under Contract
17. 2023-01-03
    price $189,000
18. 2022-12-12
    price $199,500
19. 2022-11-29
    price $213,000
20. 2022-11-19
    price $218,000
21. 2022-11-13
    listed $219,000 Active
22. 2022-03-09
    soldstatus $189,500 Closed
23. 2022-01-25
    historical Active Under Contract
24. 2022-01-12
    listed $199,900 Active
25. 2017-05-02
    soldstatus $89,000
26. 2017-01-19
    historical
27. 2017-01-18
    listed $93,900
28. 2016-08-19
    listed $94,500
29. 2016-08-19
    historical
30. 2016-02-19
    listed $94,500
31. 2012-09-01
    historical
32. 2012-02-03
    listed $94,900
33. 2010-12-08
    historical
34. 2010-06-08
    listed $90,000
35. 2010-05-20
    historical
36. 2009-11-25
    listed $99,900
37. 2009-11-21
    historical
38. 2009-06-08
    listed $99,900
39. 2003-11-20
    historical
40. 2003-03-14
    listed $90,000

ⓘ 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: $3,244 · $270/mo
• Projected year-2 tax: $3,244 · $270/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,291
• − Mortgage interest: −$11,590
• − Property taxes: −$3,244
• − Insurance: −$1,034
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$1,848
• − Depreciation: −$6,019
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $843/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 — Lakes of the Four Seasons

• Score: 69/100
• State rank: #190
• US rank: #8734

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: Lakes of the Four Seasons, IN
• County: Lake County · 422,878 people
• 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

+129.9% since first listed

40 events — show timeline

• 2026-05-12 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $206,900 NIRA MLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $209,900 NIRA MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $211,800 NIRA MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $211,900 NIRA MLS as Distributed by MLS Grid
• 2025-12-28 Listed $216,900 NIRA MLS as Distributed by MLS Grid
• 2025-11-16 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $224,000 NIRA MLS as Distributed by MLS Grid
• 2025-08-14 Price Changed $229,400 NIRA MLS as Distributed by MLS Grid
• 2025-07-03 Price Changed $229,900 NIRA MLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $235,000 NIRA MLS as Distributed by MLS Grid
• 2025-05-28 Price Changed $245,000 NIRA MLS as Distributed by MLS Grid
• 2025-05-15 Listed $249,900 NIRA MLS as Distributed by MLS Grid
• 2023-03-24 Sold (MLS) $189,900 NIRA MLS as Distributed by MLS Grid
• 2023-03-09 Pending — NIRA MLS as Distributed by MLS Grid
• 2023-01-24 Contingent — NIRA MLS as Distributed by MLS Grid
• 2023-01-03 Price Changed $189,000 NIRA MLS as Distributed by MLS Grid
• 2022-12-12 Price Changed $199,500 NIRA MLS as Distributed by MLS Grid
• 2022-11-29 Price Changed $213,000 NIRA MLS as Distributed by MLS Grid
• 2022-11-19 Price Changed $218,000 NIRA MLS as Distributed by MLS Grid
• 2022-11-13 Listed $219,000 NIRA MLS as Distributed by MLS Grid
• 2022-03-09 Sold (MLS) $189,500 NIRA MLS as Distributed by MLS Grid
• 2022-01-25 Contingent — NIRA MLS as Distributed by MLS Grid
• 2022-01-12 Listed $199,900 NIRA MLS as Distributed by MLS Grid
• 2017-05-02 Sold (MLS) $89,000 NIRA MLS as Distributed by MLS Grid
• 2017-01-19 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2017-01-18 Listed $93,900 NIRA MLS as Distributed by MLS Grid
• 2016-08-19 Listed $94,500 NIRA MLS as Distributed by MLS Grid
• 2016-08-19 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2016-02-19 Listed $94,500 NIRA MLS as Distributed by MLS Grid
• 2012-09-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2012-02-03 Listed $94,900 NIRA MLS as Distributed by MLS Grid
• 2010-12-08 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2010-06-08 Listed $90,000 NIRA MLS as Distributed by MLS Grid
• 2010-05-20 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2009-11-25 Listed $99,900 NIRA MLS as Distributed by MLS Grid
• 2009-11-21 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2009-06-08 Listed $99,900 NIRA MLS as Distributed by MLS Grid
• 2003-11-20 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2003-03-14 Listed $90,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2024): $3,244 · -1.1% YoY. Source: county tax records.