13916 Flagstaff St · Cedar Lake, IN 46303

$249,900

3 bd · 2.0 ba · 1,529 sqft · Townhouse public records · 2 Days on market

Built 2018 3,234 sqft lot Est $266k · 6% under $90/mo HOA · 4% 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).

• Cash flow +17.4/30.0
• ARV discount +10.2/15.0
• DSCR +5.4/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 full bathroom townhouse is ready for immediate occupancy! Walking in you will immediately feel at home with the open concept, large kitchen/dining/living space. The main level has all hard surface flooring that is in immaculate condition. The kitchen and both bathrooms feature a beautiful, neutral tile flooring, while the living room includes a vinyl style floor. The attached garage right off the kitchen makes bringing in groceries a breeze. The seller recently installed a brand new fridge in the kitchen. Moving upstairs, you'll appreciate the new carpet on the stairs, in the hallway and in the master bedroom. The upstairs bathroom is right outside of the master and includes plenty of space. At the opposite end of the hall, you'll find the other two bedrooms. The finished laundry space also includes storage shelving too! Outside is a quaint patio, perfect for grilling in the warmer months. The community has miles of walking paths, a community pool & parks!

Key facts

• Custom fireplace
• Refreshed kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• CUSTOM FIREPLACE
• RESORT-STYLE AMENITIES
• ACCESS TO A POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee ($90); Association maintains grounds and structures; Association amenities: clubhouse, pool, playground, park, landscaping, snow removal

Exterior

• Parking: 1-car garage (garage faces rear); Garage door opener; Driveway; On-street parking; Alley access; Additional parking; Asphalt driveway
• Security: Security system; Smoke detectors; Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Electricity connected; Cable available
• Home design: Two-story attached property; Built in 2018
• Construction: Aluminum siding; Shingle roof
• Exterior features: Front porch; Rear porch; Rain gutters; Above-ground pool; Neighborhood view; Garage(s) as other structure

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher; Disposal; Stainless steel appliances
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Walk-in closet(s); Pantry; Open floor plan; Laminate countertops; Eat-in kitchen; Electric fireplace in living room; Insulated windows; Crawl space
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room (upper level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $234k (6.2% below list).
• Recommended offer: $234k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.5% in Cedar Lake — 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 65/100 on livability (#354 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hanover Community School Corporation (suburban): math 49% / reading 53% proficiency, ranked #38 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Jane Ball Elementary School (math 62% / reading 52%, grade C+, #172 of 994 statewide, top 18%, 371 students, 31% FRL); Hanover Central High School (math 47% / reading 72%, grade C+, #49 of 369 statewide, top 16%, 782 students, 22% FRL).
• Market conditions: 265 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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 $234,340 (6.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.23%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $266,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13914 Flagstaff St	0.01mi	3/2.0	1,529 (0%)	0mo	$244,700	$160	100
10419 Imperial Pl	0.09mi	3/2.0	1,529 (0%)	2mo	$246,000	$161	94
13854 Flagstaff St	0.04mi	3/2.0	1,450 (-5%)	5mo	$235,000	$162	86
10332 Paramount Way	0.15mi	2/1.5 (-1)	1,529 (0%)	1mo	$224,999	$147	85
10457 Richmond Ave	0.07mi	2/2.0 (-1)	1,596 (+4%)	0mo	$290,000	$182	84
10421 Paramount Way	0.18mi	3/1.5	1,485 (-3%)	4mo	$228,000	$154	82
10224 Pickett Way	0.16mi	2/2.0 (-1)	1,549 (+1%)	6mo	$270,000	$174	81
13595 Freedom Way	0.42mi	2/2.0 (-1)	1,532 (+0%)	0mo	$293,000	$191	75
13665 Freedom Way	0.35mi	2/2.0 (-1)	1,632 (+7%)	5mo	$305,000	$187	63
14162 Magnolia St	0.45mi	2/2.5 (-1)	1,400 (-8%)	4mo	$258,500	$185	55
14130 Heritage Way	0.43mi	2/2.0 (-1)	1,726 (+13%)	0mo	$305,000	$177	53
9709 W 134th Pl	0.75mi	2/2.0 (-1)	1,723 (+13%)	2mo	$279,000	$162	37

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-28,511
• Equity at exit: $37,261

10-year hold

• IRR: -2.0%
• Equity multiple: 0.87×
• Total profit: $-9,407
• Equity at exit: $21,607

Cash invested: $69,972 (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 46303

• Active inventory: 265
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,343 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$104
• HOA: −$90
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $188

Break-even live

Break-even rent $2,105

Max offer price $249,900

Occupancy floor 87%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14153 Magnolia St Cedar Lake, IN	2.0	1.5	1340	$2,500	$1.87	1d	1	0.44mi
14347 Clover Ave Cedar Lake, IN	3.0	2.0	1475	$2,775	$1.88	24d	1	0.59mi
9705 W 134th Pl Cedar Lake, IN	3.0	2.0	1656	$2,900	$1.75	15d	1	0.72mi
13135 Schneider St Cedar Lake, IN	2.0	1.0	1100	$1,395	$1.27	7d	1	1.01mi
14630 Euclid St Unit 1UNIT A Cedar Lake, IN	2.0	2.0	1400	$2,000	$1.43	1d	1	1.02mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: pool

Listing history 11 events

1. 2026-05-09
   status Pending
2. 2026-05-07
   listed $249,900 Active
3. 2023-01-06
   soldstatus $238,000 Closed 993-char remark

   Show marketing remark (993 chars)

   This 3 bedroom 2 full bathroom townhouse is ready for immediate occupancy! Walking in you will immediately feel at home with the open concept, large kitchen/dining/living space. The main level has all hard surface flooring that is in immaculate condition. The kitchen and both bathrooms feature a beautiful, neutral tile flooring, while the living room includes a vinyl style floor. The attached garage right off the kitchen makes bringing in groceries a breeze. The seller recently installed a brand new fridge in the kitchen. Moving upstairs, you'll appreciate the new carpet on the stairs, in the hallway and in the master bedroom. The upstairs bathroom is right outside of the master and includes plenty of space. At the opposite end of the hall, you'll find the other two bedrooms. The finished laundry space also includes storage shelving too! Outside is a quaint patio, perfect for grilling in the warmer months. The community has miles of walking paths, a community pool & parks!

4. 2022-12-21
   historical Active Under Contract 993-char remark

   Show marketing remark (993 chars)

   This 3 bedroom 2 full bathroom townhouse is ready for immediate occupancy! Walking in you will immediately feel at home with the open concept, large kitchen/dining/living space. The main level has all hard surface flooring that is in immaculate condition. The kitchen and both bathrooms feature a beautiful, neutral tile flooring, while the living room includes a vinyl style floor. The attached garage right off the kitchen makes bringing in groceries a breeze. The seller recently installed a brand new fridge in the kitchen. Moving upstairs, you'll appreciate the new carpet on the stairs, in the hallway and in the master bedroom. The upstairs bathroom is right outside of the master and includes plenty of space. At the opposite end of the hall, you'll find the other two bedrooms. The finished laundry space also includes storage shelving too! Outside is a quaint patio, perfect for grilling in the warmer months. The community has miles of walking paths, a community pool & parks!

5. 2022-11-19
   status Pending 993-char remark

   Show marketing remark (993 chars)

   This 3 bedroom 2 full bathroom townhouse is ready for immediate occupancy! Walking in you will immediately feel at home with the open concept, large kitchen/dining/living space. The main level has all hard surface flooring that is in immaculate condition. The kitchen and both bathrooms feature a beautiful, neutral tile flooring, while the living room includes a vinyl style floor. The attached garage right off the kitchen makes bringing in groceries a breeze. The seller recently installed a brand new fridge in the kitchen. Moving upstairs, you'll appreciate the new carpet on the stairs, in the hallway and in the master bedroom. The upstairs bathroom is right outside of the master and includes plenty of space. At the opposite end of the hall, you'll find the other two bedrooms. The finished laundry space also includes storage shelving too! Outside is a quaint patio, perfect for grilling in the warmer months. The community has miles of walking paths, a community pool & parks!

6. 2022-11-16
   listed $239,900 Active 993-char remark

   Show marketing remark (993 chars)

   This 3 bedroom 2 full bathroom townhouse is ready for immediate occupancy! Walking in you will immediately feel at home with the open concept, large kitchen/dining/living space. The main level has all hard surface flooring that is in immaculate condition. The kitchen and both bathrooms feature a beautiful, neutral tile flooring, while the living room includes a vinyl style floor. The attached garage right off the kitchen makes bringing in groceries a breeze. The seller recently installed a brand new fridge in the kitchen. Moving upstairs, you'll appreciate the new carpet on the stairs, in the hallway and in the master bedroom. The upstairs bathroom is right outside of the master and includes plenty of space. At the opposite end of the hall, you'll find the other two bedrooms. The finished laundry space also includes storage shelving too! Outside is a quaint patio, perfect for grilling in the warmer months. The community has miles of walking paths, a community pool & parks!

7. 2022-05-13
   soldstatus $233,000 Closed 553-char remark

   Show marketing remark (553 chars)

   3 bed 2 bath town home in much desired Centennial Estates! This immaculately kept home has no carpet on the open concept main floor. Loads of countertop space in the spacious kitchen. Upstairs there is a very large master with walk in closet, 2 additional beds, and finished laundry. There is a small but tranquil back yard space. The community has a club house with workout room and banquet room! There is also a large community pool and miles of walking trails that wind through the neighborhood and around several ponds. Schedule your showing today!!

8. 2022-04-10
   status Pending 553-char remark

   Show marketing remark (553 chars)

   3 bed 2 bath town home in much desired Centennial Estates! This immaculately kept home has no carpet on the open concept main floor. Loads of countertop space in the spacious kitchen. Upstairs there is a very large master with walk in closet, 2 additional beds, and finished laundry. There is a small but tranquil back yard space. The community has a club house with workout room and banquet room! There is also a large community pool and miles of walking trails that wind through the neighborhood and around several ponds. Schedule your showing today!!

9. 2022-04-08
   listed $225,000 Active 553-char remark

   Show marketing remark (553 chars)

   3 bed 2 bath town home in much desired Centennial Estates! This immaculately kept home has no carpet on the open concept main floor. Loads of countertop space in the spacious kitchen. Upstairs there is a very large master with walk in closet, 2 additional beds, and finished laundry. There is a small but tranquil back yard space. The community has a club house with workout room and banquet room! There is also a large community pool and miles of walking trails that wind through the neighborhood and around several ponds. Schedule your showing today!!

10. 2017-11-22
    soldstatus $141,443
11. 2017-06-10
    listed $142,443

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $2,013 · $168/mo
• Expected delta: +$111/yr (+$9/mo · 5.9%)

ⓘ 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 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,121
• − Mortgage interest: −$13,998
• − Property taxes: −$1,901
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$1,080
• − Depreciation: −$7,270
• Taxable loss: −$1,877
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $2,709/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: Hanover Community School Corporation
• NCES district ID: 1804350
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $68,151
• Composite: 45.34/100
• National rank: #2637
• State rank: #38 of 301 in IN

Livability — Cedar Lake

• Score: 65/100
• State rank: #354
• US rank: #13482

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety F User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Lake, IN
• County: Lake County · 422,878 people
• City population: 17,680
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 17,680
• Household income: $84,211
• Rent vs Own: 13.5% rent · 86.5% own
• Severe rent burden: 84.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 16% Iranian 9% Italian 1%
• Foreign-born: 2% · China
• Languages at home: 95% English-only · Other Indo-European 2% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -182.94%
• Current HPI: 267.4434
• Rent YoY: —
• 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

+75.4% since first listed

11 events — show timeline

• 2026-05-09 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-05-07 Listed $249,900 NIRA MLS as Distributed by MLS Grid
• 2023-01-06 Sold (MLS) $238,000 NIRA MLS as Distributed by MLS Grid
• 2022-12-21 Contingent — NIRA MLS as Distributed by MLS Grid
• 2022-11-19 Pending — NIRA MLS as Distributed by MLS Grid
• 2022-11-16 Listed $239,900 NIRA MLS as Distributed by MLS Grid
• 2022-05-13 Sold (MLS) $233,000 NIRA MLS as Distributed by MLS Grid
• 2022-04-10 Pending — NIRA MLS as Distributed by MLS Grid
• 2022-04-08 Listed $225,000 NIRA MLS as Distributed by MLS Grid
• 2017-11-22 Sold (MLS) $141,443 NIRA MLS as Distributed by MLS Grid
• 2017-06-10 Listed $142,443 NIRA MLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2024): $1,901 · +3.1% YoY. Source: county tax records.