5260 E 109th Pl · Winfield, IN 46307

$334,900

4 bd · 2.0 ba · 1,711 sqft · Townhouse public records · 67 Days on market

Built 2014 3,484 sqft lot $196/sqft · at area comps Est $333k · at est.

---

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 +14.3/30.0
• ARV discount +7.2/15.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious, open concept 3 bedroom, 2 bath duplex with dedicated office in Crown Point. The primary suite offers an attached bath with a large walk in shower and a generous walk in closet. Enjoy maintenance free living--no yard work or snow removal. Additional features include a front patio and an attached 2 car garage. Accessibility upgrades include widened doors to the primary bedroom and bath for wheelchair access. Schedule your showing today.

Key facts

• 2 garage spots
• Built 2014
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $335k.

Deal economics

• At list price, monthly cash flow is $64 ($763/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 $283k (15.4% below list).
• Recommended offer: $283k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Winfield — 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 72/100 on livability (#121 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: Winfield Elementary School (561 students, 18% 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) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 756 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).
• This rent runs 32% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 67 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $283,344 (15.4% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 15% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $332,538
• List price: $334,900
• Delta: 0.71%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10971 Elkhart Pl	0.07mi	3/2.0 (-1)	1,728 (+1%)	3mo	$332,500	$192	88
5225 E 109th Pl	0.04mi	3/2.0 (-1)	1,728 (+1%)	4mo	$325,000	$188	88
5264 E 109th Pl	0.01mi	3/2.0 (-1)	1,711 (0%)	13mo	$349,900	$205	84
10947 Elkhart Pl	0.06mi	3/2.0 (-1)	1,711 (0%)	13mo	$332,500	$194	82
5242 E 109th Pl	0.02mi	3/2.0 (-1)	1,711 (0%)	17mo	$310,000	$181	80
10978 Elkhart Pl	0.08mi	3/2.0 (-1)	1,824 (+7%)	12mo	$349,999	$192	70

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-51,593
• Equity at exit: $49,935

10-year hold

• IRR: -7.8%
• Equity multiple: 0.52×
• Total profit: $-45,305
• Equity at exit: $28,956

Cash invested: $93,772 (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: 756
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,833 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$279 /mo · $3,348/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $64

Break-even live

Break-even rent $2,753

Max offer price $334,900

Occupancy floor 93%

Sensitivity live

Price	-10% $253	-5% $158	+0% $64	+5% $-31	+10% $-126
Rent	-10% $-160	-5% $-48	+0% $64	+5% $176	+10% $287
Rate	-1.0pp $232	-0.5pp $149	base $64	+0.5pp $-23	+1.0pp $-111

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10981 Thomas St Crown Point, IN	3.0	2.0	1792	$2,900	$1.62	0d	1	0.48mi
11290 Green Pl Winfield, IN	4.0	2.5	2201	$3,175	$1.44	0d	1	0.49mi
11087 Thomas St Winfield, IN	3.0	2.0	1800	$3,175	$1.76	6d	1	0.52mi
11652 Thomas St Crown Point, IN	3.0	2.0	1720	$2,875	$1.67	46d	1	1.02mi
10859 Park St Crown Point, IN	3.0	2.0	1800	$2,200	$1.22	3d	1	1.43mi
10859 Park St Unit Park Crown Point, IN	3.0	2.0	1600	$2,200	$1.38	0d	1	1.43mi

Listing history 14 events

1. 2026-06-16
   days on market $334,900 Active 67 DOM
2. 2026-06-15
   days on market $334,900 Active 66 DOM
3. 2026-06-13
   days on market $334,900 Active 64 DOM
4. 2026-06-13
   days on market $334,900 Active 63 DOM
5. 2026-06-09
   days on market $334,900 Active 60 DOM
6. 2026-06-08
   days on market $334,900 Active 59 DOM
7. 2026-06-07
   days on market $334,900 Active 58 DOM
8. 2026-06-04
   days on market $334,900 Active 55 DOM
9. 2026-06-03
   days on market $334,900 Active 54 DOM
10. 2026-06-02
    days on market $334,900 Active 53 DOM
11. 2026-06-02
    price $334,900 Active 52 DOM
12. 2026-06-01
    days on market $339,900 Active 52 DOM
13. 2026-05-31
    days on market $339,900 Active 51 DOM
14. 2026-04-09
    listed $344,900 Active 448-char remark

    Show marketing remark (448 chars)

    Spacious, open concept 3 bedroom, 2 bath duplex with dedicated office in Crown Point. The primary suite offers an attached bath with a large walk in shower and a generous walk in closet. Enjoy maintenance free living--no yard work or snow removal. Additional features include a front patio and an attached 2 car garage. Accessibility upgrades include widened doors to the primary bedroom and bath for wheelchair access. Schedule your showing today.

ⓘ 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: $3,348 · $279/mo
• Projected year-2 tax: $3,348 · $279/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,001
• − Mortgage interest: −$18,760
• − Property taxes: −$3,348
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$9,743
• Taxable loss: −$4,964
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $1,955/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 — Winfield

• Score: 72/100
• State rank: #121
• US rank: #6471

Category grades

Amenities F Commute F Cost of living C+ 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: Winfield, IN
• County: Lake County · 422,878 people
• 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

1 event — show timeline

• 2026-04-09 Listed $344,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+80.7%/yr

Latest (2024): $3,348 · +1.1% YoY. Source: county tax records.