NORFOLK Plan · St. John, IN 46373

$289,990

3 bd · 2.5 ba · 1,542 sqft · Townhouse · 201 Days on market

Good condition

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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).

• Cash flow +15.4/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Introducing the Norfolk plan, a two-story townhome plan featured in Maple Gate Townhomes in St. John, IN. With covered front porches, and rear load garages, the Norfolk is sure to impress. Inside this 3 bedroom, 2.5 bathroom home, you will find 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. Convenient mud room at the garage entrance makes coats and shoes easy to store. The kitchen features classic cabinetry, quartz countertops, peninsula 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, which is perfect for a home office or kids game room is located at the top of the stairs. Every bedroom has carpeted floors and a closet in each room. Whether these rooms become bedrooms or office spaces, there is sure to be comfort. Enjoy 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. Get in touch with us today to learn about the Norfolk plan at Maple Gate! * Photos are for representational purposes only, finishes may vary per home.

Key facts

• Classic cabinetry
• Quartz countertops
• Convenient mud room

Tags

• COVERED FRONT PORCHES
• REAR LOAD GARAGES
• OPEN CONCEPT LIVING AREA
• CONVENIENT MUD ROOM
• CLASSIC CABINETRY
• QUARTZ COUNTERTOPS

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $302,588.

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 $117 ($1k/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 $280k (3.6% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.1% 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 D — 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.
• Zoned schools: Lincoln Elementary School (math 57% / reading 57%, grade C+, #172 of 994 statewide, top 18%, 312 students, 14% FRL); Hanover Central Middle School (math 44% / reading 47%, grade D+, #79 of 330 statewide, top 24%, 650 students, 25% FRL); Hanover Central High School (math 47% / reading 72%, grade C+, #49 of 369 statewide, top 16%, 782 students, 22% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 386 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $9k 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 201 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $302,588
• List price: $289,990
• Delta: -4.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10913 Remington Pl	0.01mi	3/2.5	1,542 (0%)	1mo	$291,990	$189	99
9029 Remington Way	0.07mi	3/2.5	1,542 (0%)	0mo	$297,490	$193	97
9024 Remington Way	0.06mi	3/2.5	1,542 (0%)	1mo	$291,990	$189	96
8958 Remington Way	0.03mi	3/2.5	1,542 (0%)	4mo	$293,990	$191	96
8959 Remington Way	0.04mi	3/2.5	1,543 (+0%)	4mo	$306,490	$199	95
9022 Remington Pl	0.08mi	3/2.5	1,543 (+0%)	2mo	$300,990	$195	94
8954 Remington Way	0.05mi	3/2.5	1,542 (0%)	4mo	$293,990	$191	94
8952 Remington Way	0.06mi	3/2.5	1,542 (0%)	4mo	$303,990	$197	94
9346 W 107th Ln	0.44mi	2/2.0 (-1)	1,550 (+0%)	3mo	$325,000	$210	69
8703 Orchid Dr	0.29mi	3/2.5	1,725 (+12%)	2mo	$285,000	$165	65
8737 Clover Ln	0.24mi	3/2.5	1,756 (+14%)	4mo	$309,000	$176	62
8716 Orchid Dr	0.28mi	3/2.5	1,752 (+14%)	3mo	$312,000	$178	62

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-41,532
• Equity at exit: $45,117

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-26,390
• Equity at exit: $26,162

Cash invested: $84,725 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 19 under contract
• Months of supply: 4.4 mo (23%/mo absorbed)
• Median asking: $349,950 ($202/sqft)
• Median days on market: 37 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46373

• Home prices YoY: -23.8%
• Active inventory: 386
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,795 high
• Mortgage (P&I): −$1,587
• Tax est. 1.5%: −$378 /mo · $4,539/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $117

Break-even live

Break-even rent $2,647

Max offer price $302,588

Occupancy floor 91%

Sensitivity live

Price	-10% $326	-5% $222	+0% $117	+5% $13	+10% $-92
Rent	-10% $-104	-5% $7	+0% $117	+5% $228	+10% $338
Rate	-1.0pp $269	-0.5pp $194	base $117	+0.5pp $39	+1.0pp $-41

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: $75,647
• Closing costs: $9,078
• Club membership (one-time): —
• 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	140d	1	0.19mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	140d	1	0.23mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	140d	1	0.27mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	79d	1	0.32mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	18d	1	0.75mi

Listing history 50 events

1. 2026-09-24
   days on market $289,990 Active 201 DOM
2. 2026-09-23
   days on market $289,990 Active 200 DOM
3. 2026-09-22
   days on market $289,990 Active 199 DOM
4. 2026-09-21
   days on market $289,990 Active 198 DOM
5. 2026-09-20
   days on market $289,990 Active 197 DOM
6. 2026-09-19
   days on market $289,990 Active 196 DOM
7. 2026-09-18
   days on market $289,990 Active 195 DOM
8. 2026-09-17
   days on market $289,990 Active 194 DOM
9. 2026-09-16
   days on market $289,990 Active 193 DOM
10. 2026-09-15
    days on market $289,990 Active 192 DOM
11. 2026-09-14
    days on market $289,990 Active 191 DOM
12. 2026-09-13
    days on market $289,990 Active 190 DOM
13. 2026-09-12
    days on market $289,990 Active 189 DOM
14. 2026-09-11
    days on market $289,990 Active 188 DOM
15. 2026-09-05
    days on market $289,990 Active 182 DOM
16. 2026-09-04
    days on market $289,990 Active 181 DOM
17. 2026-09-02
    days on market $289,990 Active 179 DOM
18. 2026-08-31
    days on market $289,990 Active 177 DOM
19. 2026-08-29
    days on market $289,990 Active 175 DOM
20. 2026-08-28
    days on market $289,990 Active 174 DOM
21. 2026-08-27
    days on market $289,990 Active 173 DOM
22. 2026-08-26
    days on market $289,990 Active 172 DOM
23. 2026-08-25
    days on market $289,990 Active 171 DOM
24. 2026-08-24
    days on market $289,990 Active 170 DOM
25. 2026-08-23
    days on market $289,990 Active 169 DOM
26. 2026-08-22
    days on market $289,990 Active 168 DOM
27. 2026-08-21
    days on market $289,990 Active 167 DOM
28. 2026-08-20
    days on market $289,990 Active 166 DOM
29. 2026-08-19
    days on market $289,990 Active 165 DOM
30. 2026-08-18
    days on market $289,990 Active 164 DOM
31. 2026-08-17
    days on market $289,990 Active 163 DOM
32. 2026-08-16
    days on market $289,990 Active 162 DOM
33. 2026-08-15
    days on market $289,990 Active 161 DOM
34. 2026-08-14
    days on market $289,990 Active 160 DOM
35. 2026-08-13
    days on market $289,990 Active 159 DOM
36. 2026-08-12
    days on market $289,990 Active 158 DOM
37. 2026-08-11
    days on market $289,990 Active 157 DOM
38. 2026-08-10
    days on market $289,990 Active 156 DOM
39. 2026-08-09
    days on market $289,990 Active 155 DOM
40. 2026-08-08
    days on market $289,990 Active 154 DOM
41. 2026-08-06
    days on market $289,990 Active 152 DOM
42. 2026-08-05
    days on market $289,990 Active 151 DOM
43. 2026-08-04
    days on market $289,990 Active 150 DOM
44. 2026-08-03
    days on market $289,990 Active 149 DOM
45. 2026-07-31
    days on market $289,990 Active 146 DOM
46. 2026-07-30
    days on market $289,990 Active 145 DOM
47. 2026-07-30
    days on market $289,990 Active 144 DOM
48. 2026-07-28
    days on market $289,990 Active 143 DOM
49. 2026-07-26
    days on market $289,990 Active 141 DOM
50. 2026-07-24
    days on market $289,990 Active 139 DOM

ⓘ 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: $33,543
• − Mortgage interest: −$16,950
• − Property taxes: −$4,539
• − Insurance: −$1,513
• − Repairs & maintenance: −$2,683
• − Management: −$2,683
• − Depreciation: −$8,803
• Taxable loss: −$3,628
• Est. tax savings @ 24.0%: +$871
• After-tax cash flow: $2,276/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 well-maintained townhome in Maple Gate Townhomes in St. John, IN, is move-in ready with a good condition score and minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can make bathrooms more appealing to potential buyers ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Lincoln Elementary School C+ IN #172/994 Nat'l #8,534/41,679 Middle Hanover Central Middle School D+ IN #79/330 Nat'l #4,522/14,009 High Hanover Central High School C+ IN #49/369 Nat'l #3,588/17,239

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
• County: Lake · 484,026 people
• City population: 18,509
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 18,509
• Household income: $123,203
• Rent vs Own: 2.0% rent · 98.0% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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 event — show timeline

• 2026-03-07 Listed $289,990 Zillow