633 W 94th Ct · Crown Point, IN 46307

$239,900

2 bd · 1.5 ba · 1,276 sqft · Townhouse public records · 17 Days on market

Built 1993 2,570 sqft lot $188/sqft · 18% below area Est $294k · 18% under $240/mo HOA · 11% of rent ↓ 4% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained two-bedroom, one-and-a-half-bath townhouse perfectly situated on a peaceful pond lot with stunning water views. Tucked away on a quiet cul-de-sac, this maintenance-free home includes lawn care and snow removal, allowing you to enjoy easy living year-round. Step inside to an open-concept floor plan featuring a dramatic vaulted ceiling in the spacious living room, creating a bright and airy atmosphere. The kitchen offers ample oak cabinetry and comes complete with all appliances. The main level also features a convenient laundry and utility area along with a powder room for guests. Upstairs, you'll find a hallway overlooking the living room and two

Key facts

• Water views
• Quiet cul-de-sac
• Vaulted ceiling

Tags

• POND LOT
• WATER VIEWS
• QUIET CUL-DE-SAC
• MAINTENANCE-FREE HOME
• OPEN-CONCEPT FLOOR PLAN
• VAULTED CEILING

Property features AI

Finance

• HOA & community: Homeowners association (monthly fee); Association fee $240 per month; Association provides landscaping, snow removal, and grounds maintenance; Association managed by SC Property Management

Exterior

• Parking: Attached garage; 2-car garage; Garage faces front; Driveway; Additional parking; Garage door opener; Kitchen-level entry
• Utilities: Electricity connected (100 amp service); Public water; Public sewer; Natural gas connected
• Home design: Attached property; One and one-half stories; Built in 1993
• Construction: Brick and vinyl siding construction; Built in 1993
• Exterior features: On a pond waterfront; Neighborhood and pond views; Deck; Screened rear porch; Rain gutters; Brick and vinyl siding

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher; Pantry; Eat-in kitchen
• Bedrooms: Primary bedroom; Second bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Vaulted ceilings; Pantry; Open floor plan; Laminate counters; His and hers closets; Eat-in kitchen; Entrance foyer
• Laundry & utility: Main level laundry room; Washer hookup; Gas dryer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $73 ($874/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 $220k (8.2% below list).
• Recommended offer: $220k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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-.
• Merrillville Community School Corporation (suburban): math 22% / reading 36% proficiency, ranked #240 of 301 in IN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.5%/yr); 753 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $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

• It's been on market 17 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $220,180 (8.2% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.92% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $294,326
• List price: $239,900
• Delta: -16.79%
• 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
9465 Van Buren Ct	0.08mi	2/1.5	1,276 (0%)	2mo	$225,000	$176	94
612 W 94th Ct	0.07mi	2/2.0	1,275 (-0%)	9mo	$252,000	$198	87
9446 Van Buren St	0.08mi	2/1.5	1,276 (0%)	11mo	$239,900	$188	87
9473 Van Buren St	0.09mi	2/2.0	1,275 (-0%)	9mo	$243,000	$191	86
618 W 93rd Ct	0.12mi	2/2.0	1,275 (-0%)	12mo	$240,000	$188	82
1356 W 94th Ct	0.11mi	2/2.0	1,412 (+11%)	15mo	$250,000	$177	63
1267 W 95th Pl	0.18mi	2/2.0	1,422 (+11%)	13mo	$259,900	$183	60
9527 Crown Commons Dr	0.14mi	2/2.0	1,464 (+15%)	11mo	$260,500	$178	58
9621 Merrillville Rd #103	0.59mi	2/2.0	1,100 (-14%)	1mo	$155,000	$141	47
9621 Merrillville Rd #101	0.59mi	2/2.0	1,100 (-14%)	4mo	$174,000	$158	44
9621 Merrillville Rd #304	0.59mi	2/2.0	1,100 (-14%)	10mo	$175,000	$159	39
9651 Merrillville Rd #304	0.61mi	2/2.0	1,100 (-14%)	14mo	$172,500	$157	35

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-35,231
• Equity at exit: $35,770

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-28,759
• Equity at exit: $20,742

Cash invested: $67,172 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$100
• HOA: −$240
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $73

Break-even live

Break-even rent $2,110

Max offer price $239,900

Occupancy floor 92%

Sensitivity live

Price	-10% $209	-5% $141	+0% $73	+5% $5	+10% $-63
Rent	-10% $-101	-5% $-14	+0% $73	+5% $160	+10% $247
Rate	-1.0pp $194	-0.5pp $134	base $73	+0.5pp $11	+1.0pp $-53

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9310 Monroe St Crown Point, IN	3.0	2.0	1370	$2,521	$1.84	5d	1	0.14mi
9310 Monroe St Crown Point, IN	2.0	2.0	947	$2,314	$2.44	45d	1	0.14mi
9310 Monroe St Crown Point, IN	2.0	2.0	1034	$2,254	$2.18	25d	1	0.14mi
9000 Lincoln St Merrillville, IN	2.0	2.0	1196	$2,238	$1.87	45d	1	0.77mi
9000 Lincoln St Merrillville, IN	3.0	2.0	1223	$3,119	$2.55	23d	1	0.77mi
9000 Lincoln St Merrillville, IN	2.0	2.0	1196	$2,181	$1.82	16d	1	0.77mi
9047 Connecticut Dr Merrillville, IN	2.0	2.0	1252	$2,852	$2.28	0d	1	0.78mi
9123 Cleveland St Merrillville, IN	1.0–2.0	1.0–2.0	1068	$2,145	$2.01	0d	34	0.83mi
8400 Grant Cir Merrillville, IN	1.0–2.0	1.0–2.0	904	$1,550	$1.71	0d	9	1.21mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: waterlandscapingsnow removal

Listing history 14 events

1. 2026-06-21
   days on market $239,900 Active 17 DOM
2. 2026-06-18
   days on market $239,900 Active 14 DOM
3. 2026-06-17
   days on market $239,900 Active 13 DOM
4. 2026-06-16
   days on market $239,900 Active 12 DOM
5. 2026-06-15
   days on market $239,900 Active 11 DOM
6. 2026-06-13
   days on market $239,900 Active 9 DOM
7. 2026-06-13
   days on market $239,900 Active 8 DOM
8. 2026-06-09
   days on market $239,900 Active 5 DOM
9. 2026-06-08
   days on market $239,900 Active 4 DOM
10. 2026-06-07
    days on market $239,900 Active 3 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    pricedays on marketlisting id $239,900 Active 1 DOM
13. 2026-04-21
    price $244,900 694-char remark
14. 2026-01-14
    listed $249,900 Active 694-char remark

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $1,431 · $119/mo
• Expected delta: +$608/yr (+$51/mo · 74.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°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: $26,422
• − Mortgage interest: −$13,438
• − Property taxes: −$822
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$2,880
• − Depreciation: −$6,979
• Taxable loss: −$3,125
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,624/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: Merrillville Community School Corporation
• NCES district ID: 1809690
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $54,401
• Composite: 25.74/100
• National rank: #7375
• State rank: #240 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

-4.0% since first listed

4 events — show timeline

• 2026-06-04 Listed $239,900 NIRA MLS as Distributed by MLS Grid
• 2026-05-27 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $244,900 NIRA MLS as Distributed by MLS Grid
• 2026-01-14 Listed $249,900 NIRA MLS as Distributed by MLS Grid

Property tax history

-1.5%/yr

Latest (2024): $822 · +2.0% YoY. Source: county tax records.