9026 Remington Way · St. John, IN 46373

$289,990

3 bd · 2.5 ba · 1,542 sqft · Townhouse · 16 Days on market

Built 2025 Good condition 1,742 sqft lot $200/mo HOA · 7% of rent ↓ 2% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover yourself at 9026 Remington Way, in St. John, IN, a beautiful new home in The Gates of St. John Townhome community. This townhome will be ready for a AUGUST move-in! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. Introducing the Norfolk plan, a two-story townhome plan with stone exterior accents, covered front porches, and rear load garages. This townhome includes 3-bedroom, 2.5 bathroom within 1,543 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features designer white cabinetry, quartz countertops, island, and stainless-steel appliances, which make meal prep easy. You'll never be too far from the action with the living and dining area right there. A roomy loft, three bedrooms, linen closet an additional full bathroom, and a convenient laundry room on the second floor. The primary bedroom has its own walk-in closet and en suite bathroom. The private bathroom includes a double vanity with quartz countertops. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most. Photos are for representational purposes only; finishes may vary per home.

Key facts

• Expansive kitchen
• Fully sodded yard
• Luxury vinyl plank

Tags

• FULLY SODDED YARD
• OPEN CONCEPT LIVING AREA
• LUXURY VINYL PLANK
• 9 CEILINGS
• EXPANSIVE KITCHEN
• DESIGNER CABINETRY

Property features AI

Finance

• HOA & community: Homeowners association with a $200 monthly fee; Association covers grounds maintenance, snow removal, and structure maintenance; Association amenities: Other

Exterior

• Parking: Attached garage; Garage faces rear; Driveway; Garage door opener; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; 100 amp electric service; Cable available
• Home design: New construction (under construction); Two-story home; Property attached
• Construction: Built in 2025
• Exterior features: Neighborhood view; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Pantry
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Loft (can be used as living/bedroom space)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Double vanity; Walk-in closet(s); Pantry; Open floorplan; Smoke detector(s)
• Laundry & utility: Upper-level laundry room; Washer hookup; Gas dryer hookup

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $347,801.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (3.5% below list).
• Recommended offer: $280k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.6% in St. John — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 260 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $10k 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 16 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 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 $279,812 (3.5% 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. 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. 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?
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: 0.80% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 10.4

CMA / ARV

• ARV (median comp): $347,801
• List price: $289,990
• Delta: -14.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8952 Remington Way	0.01mi	3/2.5	1,542 (0%)	1mo	$303,990	$197	99
8954 Remington Way	0.01mi	3/2.5	1,542 (0%)	1mo	$293,990	$191	99
8958 Remington Way	0.03mi	3/2.5	1,542 (0%)	0mo	$293,990	$191	98
8959 Remington Way	0.03mi	3/2.5	1,543 (+0%)	0mo	$306,490	$199	98
10907 Remington Pl	0.01mi	3/2.5	1,542 (0%)	2mo	$288,990	$187	98
8956 Remington Way	0.07mi	3/2.5	1,543 (+0%)	2mo	$290,165	$188	95
10915 Remington Pl	0.07mi	3/2.5	1,542 (0%)	4mo	$289,990	$188	94
9346 W 107th Ln	0.40mi	2/2.0 (-1)	1,550 (+0%)	0mo	$325,000	$210	73
8737 Clover Ln	0.27mi	3/2.5	1,756 (+14%)	1mo	$309,000	$176	64
8746 Clover Ln	0.28mi	3/2.0	1,756 (+14%)	5mo	$322,340	$184	58
8690 Larkspur Ln	0.35mi	3/2.5	1,751 (+14%)	4mo	$307,000	$175	57
8700 Larkspur Ln	0.34mi	3/2.5	1,758 (+14%)	7mo	$315,000	$179	55

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-81,228
• Equity at exit: $51,858

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-102,296
• Equity at exit: $30,071

Cash invested: $97,384 (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 46373

• Home prices YoY: -23.8%
• Active inventory: 260
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,798 high
• Mortgage (P&I): −$1,824
• Tax est. 1.5%: −$435 /mo · $5,217/yr
• Insurance: −$145
• HOA: −$200
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-393

Break-even live

Break-even rent $3,296

Max offer price $290,925

Occupancy floor —

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: $86,950
• Closing costs: $10,434
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	43d	1	0.22mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	43d	1	0.26mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	43d	1	0.29mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	1d	1	0.34mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	1d	1	0.76mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: snow removal

Listing history 14 events

1. 2026-06-18
   days on market $289,990 Active 16 DOM
2. 2026-06-17
   days on market $289,990 Active 15 DOM
3. 2026-06-16
   days on market $289,990 Active 14 DOM
4. 2026-06-15
   days on market $289,990 Active 13 DOM
5. 2026-06-13
   pricedays on market $289,990 Active 11 DOM
6. 2026-06-09
   days on market $296,990 Active 7 DOM
7. 2026-06-08
   days on market $296,990 Active 6 DOM
8. 2026-06-07
   days on market $296,990 Active 5 DOM
9. 2026-06-04
   days on market $296,990 Active 2 DOM
10. 2026-06-02
    days on marketlisting id $296,990 Active 1 DOM
11. 2026-06-01
    days on market $296,990 Active 38 DOM
12. 2026-05-31
    days on market $296,990 Active 37 DOM
13. 2026-04-24
    listed $296,990 Active 1264-char remark
14. 2026-04-22
    listed $296,990 Active 1371-char remark

    Show marketing remark (1373 chars)

    Discover yourself at 9026 Remington Way, in St. John, IN, a beautiful new home in The Gates of St. John Townhome community. This townhome will be ready for a AUGUST move-in! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. Introducing the Norfolk plan, a two-story townhome plan with stone exterior accents, covered front porches, and rear load garages. This townhome includes 3-bedroom, 2.5 bathroom within 1,543 square feet of living space. The living area is open concept, where your kitchen, great room, and dining areas blend seamlessly into a space perfect for everyday living and entertaining. The kitchen features designer white cabinetry, quartz countertops, island, and stainless-steel appliances, which make meal prep easy. You'll never be too far from the action with the living and dining area right there. A roomy loft, three bedrooms, linen closet an additional full bathroom, and a convenient laundry room on the second floor. The primary bedroom has its own walk-in closet and en suite bathroom. The private bathroom includes a double vanity with quartz countertops. All D. R. Horton homes come with an industry-leading suite of smart home products that keep you connected with the people and place you value most. Photos are for representational purposes only; finishes may vary per home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,577
• − Mortgage interest: −$19,482
• − Property taxes: −$5,217
• − Insurance: −$1,739
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − HOA: −$2,400
• − Depreciation: −$10,118
• Taxable loss: −$10,751
• Est. tax savings @ 24.0%: +$2,580
• After-tax cash flow: $-2,136/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 townhome is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from some minor updates to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value
• Resale Replace window treatments — Fresh window treatments can improve the home's appearance and energy efficiency
• Both Install smart home devices — Smart home devices can increase convenience and property value
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace window treatments — Fresh window treatments can improve the home's appearance and energy efficiency ↑
• Both Install smart home devices — Smart home devices can increase convenience and property value ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, IN
• City population: 18,509
• Population (ZIP): 18,509

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 21% Iranian 6% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 4% 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: ▼ -69.86%
• Current HPI: 224.1176
• Rent YoY: —
• Metro: —
• 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

-2.4% since first listed

8 events — show timeline

• 2026-06-12 Price Changed $289,990 NIRA MLS as Distributed by MLS Grid
• 2026-06-12 Price Changed $289,990 Zillow
• 2026-06-11 Price Changed $294,990 NIRA MLS as Distributed by MLS Grid
• 2026-06-11 Price Changed $294,990 Zillow
• 2026-06-02 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-06-02 Listed $296,990 NIRA MLS as Distributed by MLS Grid
• 2026-04-24 Listed $296,990 NIRA MLS as Distributed by MLS Grid
• 2026-04-22 Listed $296,990 Zillow