11828 Kentucky St · Crown Point, IN 46307

$304,900

3 bd · 1.5 ba · 1,497 sqft · SingleFamily public records · 34 Days on market

Built 2022 3,531 sqft lot Est $292k · at est. $150/mo HOA · 6% of rent

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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 +11.1/30.0
• ARV discount +5.5/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own this beautiful 3 bedroom Townhouse located in Crown Point!!!! This Maintenance Free Townhome has it all - Location, Curb Appeal, Open Lay Out, Upgrades and so much more. The kitchen has soft close cabinets/drawers, granite counter tops and all the kitchen appliances to stay. Small touches like the custom blinds, newer light fixtures, upgraded toilets/vanities, storm doors and the fact that it FRESHLY PAINTED goes a long way in differentiating if from the competition. In Real Estate the Old adage is location, location, location and this has it. Located in Crown Point which is a Hub for DINING AND ENTERTAINMENT, easy access to I- 65 and not to mention the well respec

Key facts

• Upgraded toilets
• Soft close cabinets
• Granite counter tops

Tags

• MAINTENANCE FREE TOWNHOME
• SOFT CLOSE CABINETS
• GRANITE COUNTER TOPS
• CUSTOM BLINDS
• NEWER LIGHT FIXTURES
• UPGRADED TOILETS

Property features AI

Finance

• HOA & community: Homeowners association (Walkerton Park HOA managed by 1st American Management); HOA fee $150 monthly; HOA covers grounds maintenance and snow removal

Exterior

• Parking: Detached garage; 2-car garage; Garage faces rear; Garage door opener; On-street parking
• Utilities: Public water; Public sewer; Electricity connected (200+ amp service); Natural gas connected
• Home design: Attached property; Two stories; Built in 2022
• Construction: Stucco construction; Asphalt shingle roof; Above-grade finished living area 1,497
• Exterior features: Patio; Back yard fencing; Neighborhood view; No pool

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High ceilings; Walk-in closet(s); 6 total rooms
• Laundry & utility: Washer hookup (main level); Gas dryer hookup (main level); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (17.0% below list).
• Recommended offer: $253k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• Zoned schools: Solon Robinson Elementary School (math 59% / reading 57%, grade C+, #160 of 994 statewide, top 17%, 528 students, 34% FRL); Robert Taft Middle School (math 37% / reading 57%, grade D+, #65 of 330 statewide, top 21%, 1,091 students, 23% 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); 753 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $9k 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 34 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,030 (17.0% 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 34 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.83% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.74%
• DSCR: 0.92
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $291,915
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1062 E 115th Ct	0.28mi	3/2.5	1,616 (+8%)	3mo	$314,000	$194	68
11584 Vermont St	0.30mi	2/2.0 (-1)	1,442 (-4%)	12mo	$281,000	$195	63
11695 Georgia St	0.21mi	2/2.0 (-1)	1,440 (-4%)	17mo	$309,000	$215	62
11681 Carolina St	0.30mi	2/2.0 (-1)	1,636 (+9%)	12mo	$300,000	$183	54
1068 E 115th Ln	0.32mi	2/1.0 (-1)	1,375 (-8%)	14mo	$206,525	$150	53
515 E 117th Pl	0.34mi	2/2.0 (-1)	1,701 (+14%)	2mo	$341,000	$200	53
11763 Virginia Ct	0.28mi	2/2.0 (-1)	1,653 (+10%)	15mo	$330,000	$200	50
11724 Georgia St	0.22mi	2/2.0 (-1)	1,718 (+15%)	10mo	$315,000	$183	50
1064 E 115th Ct	0.28mi	3/2.5	1,708 (+14%)	18mo	$305,000	$179	44
11678 Georgia St	0.27mi	2/2.0 (-1)	1,718 (+15%)	17mo	$349,900	$204	41
11742 Carolina St	0.26mi	2/2.0 (-1)	1,710 (+14%)	20mo	$334,900	$196	41
555 E 115th Pl	0.48mi	2/2.0 (-1)	1,680 (+12%)	20mo	$313,000	$186	34

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-58,419
• Equity at exit: $45,462

10-year hold

• IRR: -13.5%
• Equity multiple: 0.23×
• Total profit: $-65,650
• Equity at exit: $26,362

Cash invested: $85,372 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$247 /mo · $2,958/yr
• Insurance: −$127
• HOA: −$150
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-124

Break-even live

Break-even rent $2,687

Max offer price $283,076

Occupancy floor 100%

Sensitivity live

Price	-10% $49	-5% $-37	+0% $-124	+5% $-210	+10% $-296
Rent	-10% $-323	-5% $-223	+0% $-124	+5% $-24	+10% $76
Rate	-1.0pp $30	-0.5pp $-46	base $-124	+0.5pp $-203	+1.0pp $-283

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0d	20	1.15mi
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,300	$1.38	0d	1	1.20mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 16 events

1. 2026-06-21
   days on market $304,900 Active 34 DOM
2. 2026-06-18
   days on market $304,900 Active 31 DOM
3. 2026-06-17
   days on market $304,900 Active 30 DOM
4. 2026-06-16
   days on market $304,900 Active 29 DOM
5. 2026-06-15
   days on market $304,900 Active 28 DOM
6. 2026-06-13
   days on market $304,900 Active 26 DOM
7. 2026-06-13
   days on market $304,900 Active 25 DOM
8. 2026-06-09
   days on market $304,900 Active 22 DOM
9. 2026-06-08
   days on market $304,900 Active 21 DOM
10. 2026-06-07
    days on market $304,900 Active 20 DOM
11. 2026-06-04
    days on market $304,900 Active 17 DOM
12. 2026-06-03
    days on market $304,900 Active 16 DOM
13. 2026-06-02
    days on market $304,900 Active 15 DOM
14. 2026-06-01
    days on market $304,900 Active 14 DOM
15. 2026-05-31
    days on market $304,900 Active 13 DOM
16. 2026-05-18
    listed $304,900 Active

ⓘ 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: $2,958 · $247/mo
• Projected year-2 tax: $2,958 · $247/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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $30,364
• − Mortgage interest: −$17,079
• − Property taxes: −$2,958
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − HOA: −$1,800
• − Depreciation: −$8,870
• Taxable loss: −$6,726
• Est. tax savings @ 24.0%: +$1,614
• After-tax cash flow: $132/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

1 event — show timeline

• 2026-05-18 Listed $304,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+2387.7%/yr

Latest (2024): $2,958 · +2.3% YoY. Source: county tax records.