145 Plum Creek Dr · Schererville, IN 46375

$249,900

2 bd · 1.5 ba · 1,572 sqft · Townhouse public records · 4 Days on market

Built 1990 0.39 ac lot Est $264k · 5% under

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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 +13.9/30.0
• ARV discount +9.9/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Original Home Owner is moving on and this impressive 2 Bedroom / 1.5 Bath Brick and Cedar Townhome is now available; NEW FRONT DOOR/ STORM DOOR is 6 mo. old. Large Welcoming 2 story Foyer with Skylight reflects on the stunning hardwood floors throughout the main level. Freshly painted, and NEW LIGHTING throughout, The Living Room is highlighted by an impressive 2 Story Masonry Fireplace and a set of floor to ceiling windows. Anderson Sliding Door provides access to Brick Patio where you can enjoy the outdoors! The Eat-In Kitchen offers Granite Countertops, 2 YO Bosch Appliances (Stove is 5 YO), and ample Oak Cabinetry. Dining Room has a wall of windows. Laundry Room connects to the garage.

Key facts

• New lighting
• Brick patio
• Masonry fireplace

Tags

• NEW FRONT DOOR
• NEW LIGHTING
• MASONRY FIREPLACE
• FLOOR TO CEILING WINDOWS
• BRICK PATIO
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: Driveway (paved); Garage faces front; One-car garage
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Attached property; Two-story home; Built in 1990
• Construction: Property built in 1990
• Exterior features: Covered patio; Patio; Balcony; Neighborhood view

Interior

• Kitchen: Built-in gas range; Stainless steel appliances; Refrigerator; Microwave; Dishwasher; Garbage disposal; Granite countertops
• Bedrooms: Primary bedroom; Second bedroom; Total rooms include a loft and living spaces (8 total rooms)
• Flooring: Carpet; Hardwood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Cathedral and vaulted ceilings with high ceilings; Granite counters; Entrance foyer; Ceiling fans; One fireplace located in the family room
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $28 ($335/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 $203k (18.7% below list).
• Recommended offer: $203k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Schererville — 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 68/100 on livability (#226 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Lake Central School Corporation (suburban): math 45% / reading 54% proficiency, ranked #41 of 301 in IN (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake Central High School (math 46% / reading 74%, grade C+, #46 of 369 statewide, top 13%, 3,069 students, 23% FRL).
• Market conditions: 165 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $203,275 (18.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $264,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Plum Creek Dr	0.00mi	2/1.5	1,572 (0%)	0mo	$238,500	$152	100
207 Bluegrass Dr	0.07mi	2/1.5	1,572 (0%)	6mo	$236,000	$150	92
242 Bluegrass Dr	0.13mi	2/2.0	1,638 (+4%)	0mo	$275,900	$168	85
126 Bluegrass Dr	0.10mi	2/2.0	1,638 (+4%)	4mo	$222,500	$136	83
1800 Windfield Dr	0.58mi	2/2.0	1,506 (-4%)	3mo	$330,000	$219	62
1515 Maple Pl	0.72mi	2/1.5	1,572 (0%)	6mo	$239,999	$153	61
10331 Clark Ct	0.72mi	2/2.0	1,607 (+2%)	1mo	$393,000	$245	59
1913 Windfield Dr	0.49mi	2/2.0	1,386 (-12%)	1mo	$330,000	$238	54
1523 Maple Pl	0.73mi	2/2.0	1,510 (-4%)	4mo	$195,000	$129	54
1734 Windfield Dr	0.63mi	2/2.0	1,386 (-12%)	1mo	$327,000	$236	48
2262 Ramblewood Dr	0.49mi	3/2.0 (+1)	1,400 (-11%)	7mo	$295,000	$211	46
1521 Maple Pl #1521	0.72mi	2/2.0	1,346 (-14%)	2mo	$195,000	$145	38

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-38,775
• Equity at exit: $37,261

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-31,720
• 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 46375

• Active inventory: 165
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $28

Break-even live

Break-even rent $1,997

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $169	-5% $99	+0% $28	+5% $-43	+10% $-114
Rent	-10% $-133	-5% $-52	+0% $28	+5% $108	+10% $189
Rate	-1.0pp $154	-0.5pp $92	base $28	+0.5pp $-37	+1.0pp $-103

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
2219 Teakwood Cir Highland, IN	2.0	2.0	1255	$2,360	$1.88	0d	5	0.91mi
842 Grand Haven Way Schererville, IN	2.0	2.0	1650	$2,500	$1.52	4d	1	1.05mi
2109 45th St Highland, IN	2.0	1.0	1269	$1,550	$1.22	3d	1	1.34mi
2109 45th St Unit 101 1 Highland, IN	2.0	1.0	1269	$1,550	$1.22	0d	1	1.34mi
2300 Azalea Dr Highland, IN	1.0–2.0	1.0–2.0	887	$1,729	$1.95	0d	28	1.48mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $249,900 Pending 4 DOM
2. 2026-06-01
   days on market $249,900 Active 3 DOM
3. 2026-05-31
   days on market $249,900 Active 2 DOM

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$82/yr (+$7/mo · 4.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $24,393
• − Mortgage interest: −$13,998
• − Property taxes: −$1,960
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$7,270
• Taxable loss: −$3,987
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $1,292/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: Lake Central School Corporation
• NCES district ID: 1805450
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 54% ▼ -11.00%
• Median HH income: $75,957
• Composite: 44.82/100
• National rank: #2736
• State rank: #41 of 301 in IN

Livability — Schererville

• Score: 68/100
• State rank: #226
• US rank: #9897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schererville, IN
• County: Lake County · 422,878 people
• City population: 24,188
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 24,188
• Household income: $93,160
• Rent vs Own: 17.0% rent · 83.0% own
• Severe rent burden: 283.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 13% Two or more races 10% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Romanian 15% Iranian 4% Italian 1%
• Foreign-born: 10% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 6% Russian/Polish/Slavic 5% Vietnamese 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: ▼ -172.42%
• Current HPI: 204.9394
• 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

1 event — show timeline

• 2026-05-29 Listed $249,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2024): $1,960 · +5.2% YoY. Source: county tax records.