825 N Sherman St · Crown Point, IN 46307

$195,000

3 bd · 1.5 ba · 960 sqft · SingleFamily · 138 Days on market

Built 1957 Fair condition 3,168 sqft lot $203/sqft · 17% below area Est $235k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +5.8/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this move-in ready 3-bedroom, 1.5-bath ranch located on a quiet dead-end street just minutes from downtown Crown Point and the bike trail. This home offers both comfort and convenience in a highly desirable location. Enjoy outdoor living with a spacious open front porch (approx. 25' x 5.6') and a fully fenced backyard, perfect for relaxing, entertaining, or pets. The property also includes one storage shed for additional space. Inside, the home features numerous updates, including new carpet and laminated flooring (2025) and all appliances included for a truly move-in ready experience. Recent updates include: New furnace and A/C, Water heater (2024), Roof (2018), New doors and gutters, Additional updates completed in 2025. The Fence In Yard has 3 easy removable sections.

Key facts

• New carpet
• Two storage sheds
• Move in ready

Tags

• MOVE IN READY
• QUIET DEAD END STREET
• SPACIOUS OPEN FRONT PORCH
• FULLY FENCED BACKYARD
• TWO STORAGE SHEDS
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-43 ($-516/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (15.3% below list).
• Recommended offer: $165k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% 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.
• Zoned schools: Timothy Ball Elementary School (math 67% / reading 59%, grade B, #99 of 994 statewide, top 10%, 540 students, 31% FRL); Colonel John Wheeler Middle School (math 39% / reading 53%, grade D+, #76 of 330 statewide, top 23%, 1,046 students, 24% FRL); Crown Point High School (math 51% / reading 80%, grade B, #29 of 369 statewide, top 8%, 2,948 students, 22% FRL).
• Market conditions: Rents rising (+2.5%/yr); 984 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 138 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,136 (15.3% 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. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $235,411
• List price: $195,000
• Delta: -17.17%
• 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
213 N East St	0.36mi	2/1.0 (-1)	988 (+3%)	0mo	$229,000	$232	71
718 N Grant St	0.09mi	2/1.0 (-1)	852 (-11%)	0mo	$265,000	$311	70
511 N West St	0.29mi	2/1.0 (-1)	909 (-5%)	4mo	$190,000	$209	67
808 N Grant St	0.09mi	2/1.0 (-1)	870 (-9%)	9mo	$229,500	$264	66
611 W North St	0.68mi	3/1.0	984 (+2%)	0mo	$239,000	$243	62
411 Prairie St	0.57mi	3/1.0	925 (-4%)	6mo	$240,000	$259	60
148 S Union St	0.74mi	3/1.0	957 (-0%)	9mo	$218,900	$229	56
403 N Prairie St	0.59mi	3/1.0	907 (-6%)	9mo	$237,700	$262	54
316 Oak Cir	0.62mi	3/1.0	875 (-9%)	2mo	$240,000	$274	52
300 Cedar St	0.71mi	3/1.0	996 (+4%)	10mo	$230,000	$231	51
221 Cedar St	0.67mi	2/1.0 (-1)	1,008 (+5%)	6mo	$234,900	$233	49
306 Maple St	0.52mi	2/1.0 (-1)	875 (-9%)	7mo	$245,000	$280	48

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-35,091
• Equity at exit: $29,075

10-year hold

• IRR: -11.6%
• Equity multiple: 0.32×
• Total profit: $-37,144
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 10 under contract
• Months of supply: 2.7 mo (38%/mo absorbed)
• Median asking: $228,900 ($224/sqft)
• Median days on market: 55 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +9.6% vs current asking $/sqft

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

ZIP-level market 46307

• Rents YoY: 2.5%
• Active inventory: 984
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-43

Break-even live

Break-even rent $1,706

Max offer price $188,774

Occupancy floor 98%

Sensitivity live

Price	-10% $92	-5% $24	+0% $-43	+5% $-110	+10% $-178
Rent	-10% $-173	-5% $-108	+0% $-43	+5% $22	+10% $87
Rate	-1.0pp $55	-0.5pp $7	base $-43	+0.5pp $-94	+1.0pp $-145

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: $48,750
• Closing costs: $5,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 E Dahlgren St Crown Point, IN	3.0	1.0	1000	$1,495	$1.50	69d	1	0.18mi
401 N Grant St Crown Point, IN	3.0	1.0	1046	$1,625	$1.55	66d	1	0.26mi
220 Hoffman St Unit A Crown Point, IN	3.0	1.0	964	$1,800	$1.87	7d	1	0.50mi
105 Harrington Ave Unit 5 Crown Point, IN	2.0	1.0	800	$1,150	$1.44	66d	1	0.78mi
105 Harrington Ave Unit 9 Crown Point, IN	2.0	1.0	800	$1,195	$1.49	33d	1	0.78mi
111 Harrington Ave Unit 9 Crown Point, IN	2.0	1.0	800	$1,150	$1.44	23d	1	0.79mi
111 Harrington Ave Unit 8 Crown Point, IN	2.0	1.0	800	$1,150	$1.44	93d	1	0.80mi
3 Walnut Pkwy Crown Point, IN	3.0	1.0	825	$1,925	$2.33	1d	1	0.90mi
918 Heritage Ct Unit 918-304 Crown Point, IN	2.0	1.0	1000	$1,450	$1.45	38d	1	1.05mi
918 Heritage Ct Unit 918-102 Crown Point, IN	2.0	1.0	1000	$1,550	$1.55	54d	1	1.05mi
928 Heritage Ct Unit 928-303 Crown Point, IN	2.0	1.0	1000	$1,525	$1.52	38d	1	1.05mi
928 Heritage Ct Unit 928-101 Crown Point, IN	2.0	1.0	1000	$1,525	$1.52	52d	1	1.05mi
905 Heritage Ct Unit 905-204 Crown Point, IN	2.0	1.0	1000	$1,450	$1.45	54d	1	1.07mi
915 Heritage Ct Unit 915-304 Crown Point, IN	2.0	1.0	1000	$1,525	$1.52	38d	1	1.08mi
9614 Dona Ct Crown Point, IN	2.0	1.0	975	$1,492	$1.53	0d	1	1.20mi

Listing history 50 events

1. 2026-08-08
   days on market $195,000 Active 138 DOM
2. 2026-08-06
   days on market $195,000 Active 136 DOM
3. 2026-08-05
   days on market $195,000 Active 135 DOM
4. 2026-08-04
   days on market $195,000 Active 134 DOM
5. 2026-08-03
   days on market $195,000 Active 133 DOM
6. 2026-07-31
   days on market $195,000 Active 130 DOM
7. 2026-07-30
   days on market $195,000 Active 128 DOM
8. 2026-07-28
   days on market $195,000 Active 127 DOM
9. 2026-07-26
   days on market $195,000 Active 125 DOM
10. 2026-07-24
    days on market $195,000 Active 123 DOM
11. 2026-07-23
    days on market $195,000 Active 122 DOM
12. 2026-07-22
    days on market $195,000 Active 121 DOM
13. 2026-07-21
    days on market $195,000 Active 120 DOM
14. 2026-07-20
    days on market $195,000 Active 119 DOM
15. 2026-07-18
    days on market $195,000 Active 117 DOM
16. 2026-07-18
    days on market $195,000 Active 116 DOM
17. 2026-07-16
    days on market $195,000 Active 115 DOM
18. 2026-07-15
    days on market $195,000 Active 114 DOM
19. 2026-07-14
    days on market $195,000 Active 113 DOM
20. 2026-07-13
    days on market $195,000 Active 112 DOM
21. 2026-07-13
    days on market $195,000 Active 111 DOM
22. 2026-07-11
    days on market $195,000 Active 110 DOM
23. 2026-07-10
    days on market $195,000 Active 109 DOM
24. 2026-07-09
    days on market $195,000 Active 108 DOM
25. 2026-07-07
    days on market $195,000 Active 106 DOM
26. 2026-07-06
    days on market $195,000 Active 105 DOM
27. 2026-07-06
    days on market $195,000 Active 104 DOM
28. 2026-07-05
    days on market $195,000 Active 103 DOM
29. 2026-07-03
    days on market $195,000 Active 102 DOM
30. 2026-07-02
    days on market $195,000 Active 101 DOM
31. 2026-07-01
    days on market $195,000 Active 100 DOM
32. 2026-06-30
    days on market $195,000 Active 99 DOM
33. 2026-06-29
    days on market $195,000 Active 98 DOM
34. 2026-06-28
    days on market $195,000 Active 97 DOM
35. 2026-06-27
    days on market $195,000 Active 96 DOM
36. 2026-06-26
    days on market $195,000 Active 95 DOM
37. 2026-06-24
    days on market $195,000 Active 93 DOM
38. 2026-06-22
    days on market $195,000 Active 91 DOM
39. 2026-06-21
    days on market $195,000 Active 90 DOM
40. 2026-06-18
    days on market $195,000 Active 87 DOM
41. 2026-06-17
    days on market $195,000 Active 86 DOM
42. 2026-06-16
    days on market $195,000 Active 85 DOM
43. 2026-06-15
    price $195,000 Active 84 DOM
44. 2026-06-15
    days on market $210,000 Active 84 DOM
45. 2026-06-13
    days on market $210,000 Active 82 DOM
46. 2026-06-13
    days on market $210,000 Active 81 DOM
47. 2026-06-09
    days on market $210,000 Active 78 DOM
48. 2026-06-08
    days on market $210,000 Active 77 DOM
49. 2026-06-07
    days on market $210,000 Active 76 DOM
50. 2026-06-04
    days on market $210,000 Active 73 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,816
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$5,673
• Taxable loss: −$3,850
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $408/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

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom need significant updates, and the exterior siding and windows should be replaced to enhance curb appeal.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major kitchen appliances — outdated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Moderate exterior siding — weathered and some discoloration
• Moderate interior walls — dated wallpaper and peeling paint
• Moderate windows — some windows appear old and may need replacement

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizing the kitchen would significantly increase its appeal ↑
• Resale new bathroom fixtures — modernizing the bathroom would significantly increase its appeal ↑
• Resale new exterior siding — new siding would improve curb appeal and increase the home's value ↑
• Resale new windows — new windows would improve energy efficiency and increase the home's value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Timothy Ball Elementary School B IN #99/994 Nat'l #5,998/41,679 Middle Colonel John Wheeler Middle School D+ IN #76/330 Nat'l #4,433/14,009 High Crown Point High School B IN #29/369 Nat'l #2,744/17,239

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

B Composite livability gradescore 77/100

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 · 484,026 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: 7% of renters

---

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

+180.4% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $210,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-23 Listed $215,000 NIRA MLS as Distributed by MLS Grid
• 2007-02-06 Listed $119,900 NIRA MLS as Distributed by MLS Grid
• 2005-11-13 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2005-05-12 Listed $112,900 NIRA MLS as Distributed by MLS Grid
• 1998-02-23 Listed $74,900 NIRA MLS as Distributed by MLS Grid