1040 Stillwater Pkwy · Crown Point, IN 46307

$149,900

3 bd · 3.0 ba · 1,577 sqft · SingleFamily public records · 32 Days on market

Built 2003 7,840 sqft lot $95/sqft · 62% below area $15/mo HOA · 1% of rent ↓ 25% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quality built by Valenti Construction. Birchwood II model. 3 bedrooms. 3 full baths. Great room has gas fireplace and 8 ft sliding glass door leading to screened-in porch. No back yard neighbor. Master suite has walk-in closet plus private full bath with whirlpool tub, separate shower and ceramic floor. Partially finished basement has 2 finished rooms 12x12 each with many possibilities and full bath. Plenty of unfinished area for storage. 2 car attached garage with key pad and openers. Lot has been professionally landscaped with shrubs planted and completely sodded front and back. Low $45.00 monthly maintenance fee includes snow removal of driveways and lawn care. Easy to show.

Key facts

• Ranch home
• Brick fireplace
• Wooded nature area

Tags

• RANCH HOME
• BRICK FIREPLACE
• PARTIALLY FINISHED BASEMENT
• LARGE BACKYARD AREA
• WOODED NATURE AREA

Property features AI

Finance

• Other: Property is listed for auction with a minimum opening bid; Vacant occupant status
• HOA & community: Homeowners association with annual fee of $175; Community park available

Exterior

• Parking: Attached garage with 2 spaces; Garage faces side; Driveway with additional parking; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single-story layout (one level); Built in 2003
• Construction: Brick and vinyl siding exterior; Asphalt roof; Basement present (partially finished, interior entry, bath stubbed)
• Exterior features: Covered, enclosed front porch; Rain gutters; Neighborhood and pond views

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Office (can function as a bedroom)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating; Gas water heater
• Interior features: Cathedral ceilings; Tray ceilings; Recessed lighting; Eat-in kitchen; Entrance foyer; Ceiling fans; Walk-in closet(s)
• Laundry & utility: Main level laundry room with sink; Washer and dryer included; Utility / storage space in basement; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 3.4% in Crown Point — 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 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.
• Market conditions: Rents rising (+2.5%/yr); 739 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.48% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 5.6

CMA / ARV

• ARV (median comp): $396,307
• List price: $149,900
• Delta: -62.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 W 126th Pl	0.68mi	3/2.0	1,512 (-4%)	2mo	$399,900	$264	56
515 E 117th Pl	0.55mi	2/2.0 (-1)	1,701 (+8%)	2mo	$341,000	$200	51
11681 Carolina St	0.69mi	2/2.0 (-1)	1,636 (+4%)	12mo	$300,000	$183	43
11763 Virginia Ct	0.61mi	2/2.0 (-1)	1,653 (+5%)	15mo	$330,000	$200	42
231 E 125th Ave	0.45mi	3/2.0	1,805 (+14%)	14mo	$425,000	$235	40
1120 Seminole Dr	0.70mi	3/2.0	1,728 (+10%)	12mo	$390,000	$226	38
11724 Georgia St	0.69mi	2/2.0 (-1)	1,718 (+9%)	10mo	$315,000	$183	36
11742 Carolina St	0.64mi	2/2.0 (-1)	1,710 (+8%)	19mo	$334,900	$196	31
11695 Georgia St	0.73mi	2/2.0 (-1)	1,440 (-9%)	17mo	$309,000	$215	28
11678 Georgia St	0.74mi	2/2.0 (-1)	1,718 (+9%)	17mo	$349,900	$204	27
11885 Kentucky St	0.75mi	2/1.5 (-1)	1,356 (-14%)	23mo	$275,035	$203	11

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $12,386
• Equity at exit: $22,351

10-year hold

• IRR: 16.5%
• Equity multiple: 2.32×
• Total profit: $55,420
• Equity at exit: $12,961

Cash invested: $41,972 (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 46307

• Rents YoY: 2.5%
• Active inventory: 739
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,215 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$296 /mo · $3,546/yr
• Insurance: −$62
• HOA: −$15
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $591

Break-even live

Break-even rent $1,467

Max offer price $149,900

Occupancy floor 68%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
484 E 127th Ave Crown Point, IN	2.0–3.0	2.0–2.5	1544	$3,250	$2.10	1d	20	0.78mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: gaslandscapingsnow removalpool

Listing history 5 events

1. 2026-05-31
   status $149,900 Pending 32 DOM
2. 2026-05-31
   days on market $149,900 Active 32 DOM
3. 2026-04-27
   listed $149,900 Active 531-char remark
4. 2003-04-29
   listed $199,900 686-char remark

   Show marketing remark (686 chars)

   Quality built by Valenti Construction. Birchwood II model. 3 bedrooms. 3 full baths. Great room has gas fireplace and 8 ft sliding glass door leading to screened-in porch. No back yard neighbor. Master suite has walk-in closet plus private full bath with whirlpool tub, separate shower and ceramic floor. Partially finished basement has 2 finished rooms 12x12 each with many possibilities and full bath. Plenty of unfinished area for storage. 2 car attached garage with key pad and openers. Lot has been professionally landscaped with shrubs planted and completely sodded front and back. Low $45.00 monthly maintenance fee includes snow removal of driveways and lawn care. Easy to show.

5. 2002-02-27
   listed $200,375

   Show marketing remark (435 chars)

   Birchwood II: Enjoy maintenance free living at its best in this new open concept 4 bedroom, 3 bath Ranch. Quality built by Valenti Construction! Rich oak trim. 6 panel doors. Crown moulding. Hardwood floors. 2x6 walls. Spacious master suite with cathedral ceiling, walk-in closet and private full bath with whirlpool tub, separate shower and double vanity. Fully landscaped. * * * 3 other models to choose from. .. call for details.

ⓘ 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: $3,546 · $296/mo
• Projected year-2 tax: $3,546 · $296/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,576
• − Mortgage interest: −$8,397
• − Property taxes: −$3,546
• − Insurance: −$750
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$180
• − Depreciation: −$4,361
• Taxable income: $5,090
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $5,864/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 — 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 · 422,878 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: 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

-25.2% since first listed

4 events — show timeline

• 2026-05-31 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-27 Listed $149,900 NIRA MLS as Distributed by MLS Grid
• 2003-04-29 Listed $199,900 NIRA MLS as Distributed by MLS Grid
• 2002-02-27 Listed $200,375 NIRA MLS as Distributed by MLS Grid

Property tax history

-0.1%/yr

Latest (2024): $3,546 · +8.1% YoY. Source: county tax records.