825 N Sherman St · Crown Point, IN 46307

$195,000

3 bd · 1.5 ba · 960 sqft · SingleFamily · 90 Days on market

Built 1957 Fair condition 3,168 sqft lot $203/sqft · 16% below area Est $233k · 16% under

---

Why this score? — see what drove the C- 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 +14.8/15.0
• Cash flow +13.4/30.0
• Schools +5.0/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• 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 $5 ($55/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 $171k (12.2% below list).
• Recommended offer: $171k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 753 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $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 90 days — a 6% lower offer ($183k) 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 $171,159 (12.2% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $232,998
• List price: $195,000
• Delta: -16.31%
• 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
511 N West St	0.29mi	2/1.0 (-1)	909 (-5%)	3mo	$190,000	$209	68
808 N Grant St	0.09mi	2/1.0 (-1)	870 (-9%)	8mo	$229,500	$264	67
411 Prairie St	0.57mi	3/1.0	925 (-4%)	5mo	$240,000	$259	61
148 S Union St	0.74mi	3/1.0	957 (-0%)	7mo	$218,900	$229	57
403 N Prairie St	0.59mi	3/1.0	907 (-6%)	8mo	$237,700	$262	55
316 Oak Cir	0.62mi	3/1.0	875 (-9%)	1mo	$240,000	$274	54
300 Cedar St	0.71mi	3/1.0	996 (+4%)	8mo	$230,000	$231	52
204 Oak St	0.49mi	3/1.0	875 (-9%)	11mo	$245,000	$280	51
221 Cedar St	0.67mi	2/1.0 (-1)	1,008 (+5%)	4mo	$234,900	$233	50
316 Wright St	0.53mi	3/1.0	875 (-9%)	11mo	$225,000	$257	50
306 Maple St	0.52mi	2/1.0 (-1)	875 (-9%)	6mo	$245,000	$280	49
904 E Clark St	0.68mi	2/1.0 (-1)	855 (-11%)	12mo	$225,000	$263	32

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-32,088
• Equity at exit: $29,075

10-year hold

• IRR: -9.3%
• Equity multiple: 0.44×
• Total profit: $-30,738
• 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 →

ZIP-level market 46307

• Rents YoY: 2.5%
• Active inventory: 753
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $5

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 95%

Sensitivity live

Price	-10% $139	-5% $72	+0% $5	+5% $-63	+10% $-130
Rent	-10% $-131	-5% $-63	+0% $5	+5% $72	+10% $140
Rate	-1.0pp $103	-0.5pp $54	base $5	+0.5pp $-46	+1.0pp $-97

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
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	21d	1	0.18mi
401 N Grant St Crown Point, IN	3.0	1.0	1046	$1,625	$1.55	19d	1	0.26mi
105 Harrington Ave Unit 5 Crown Point, IN	2.0	1.0	800	$1,150	$1.44	18d	1	0.78mi
111 Harrington Ave Unit 8 Crown Point, IN	2.0	1.0	800	$1,150	$1.44	45d	1	0.80mi
918 Heritage Ct Unit 918-102 Crown Point, IN	2.0	1.0	1000	$1,550	$1.55	6d	1	1.05mi
928 Heritage Ct Unit 928-101 Crown Point, IN	2.0	1.0	1000	$1,525	$1.52	4d	1	1.05mi
905 Heritage Ct Unit 905-204 Crown Point, IN	2.0	1.0	1000	$1,450	$1.45	6d	1	1.07mi

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 90 DOM
2. 2026-06-18
   days on market $195,000 Active 87 DOM
3. 2026-06-17
   days on market $195,000 Active 86 DOM
4. 2026-06-16
   days on market $195,000 Active 85 DOM
5. 2026-06-15
   price $195,000 Active 84 DOM
6. 2026-06-15
   days on market $210,000 Active 84 DOM
7. 2026-06-13
   days on market $210,000 Active 82 DOM
8. 2026-06-13
   days on market $210,000 Active 81 DOM
9. 2026-06-09
   days on market $210,000 Active 78 DOM
10. 2026-06-08
    days on market $210,000 Active 77 DOM
11. 2026-06-07
    days on market $210,000 Active 76 DOM
12. 2026-06-04
    days on market $210,000 Active 73 DOM
13. 2026-06-03
    days on market $210,000 Active 72 DOM
14. 2026-06-02
    days on market $210,000 Active 71 DOM
15. 2026-06-01
    days on market $210,000 Active 70 DOM
16. 2026-05-31
    days on market $210,000 Active 69 DOM
17. 2026-05-12
    price $210,000 792-char remark

    Show marketing remark (792 chars)

    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.

18. 2026-03-23
    listed $215,000 Active 792-char remark

    Show marketing remark (792 chars)

    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.

19. 2007-02-06
    listed $119,900 127-char remark

    Show marketing remark (127 chars)

    CLICK ON VIRTUAL MEDIA BELOW Great place to raise a family. Many updates: windows, new roof, furnace, & Central Air.

20. 2005-11-13
    historical
21. 2005-05-12
    listed $112,900
22. 1998-02-23
    listed $74,900

ⓘ 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: $20,539
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$5,673
• Taxable loss: −$3,243
• Est. tax savings @ 24.0%: +$778
• After-tax cash flow: $833/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

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
exterior siding · weathered and some discoloration	Moderate	$3,000–15,000
interior walls · dated wallpaper and peeling paint	Moderate	$3,000–15,000
windows · some windows appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$54,000–195,000

Value-add ROI direction

• 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 ↑

ⓘ 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: 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

+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