11742 Broadway · Crown Point, IN 46307

$248,000

2 bd · 2.0 ba · 1,380 sqft · Townhouse public records · 17 Days on market

Built 2006 1,742 sqft lot $180/sqft · 29% below area Est $349k · 29% under $150/mo HOA · 8% of rent

---

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 +8.0/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully maintained 2-bedroom, 1.5-bathroom home is ready to welcome you! As you step inside, you'll find a spacious living room that's ideal for entertaining guests, with large windows that bathe the area in natural light. The dining area, conveniently located adjacent to the kitchen, provides ample space for a sizable table. The kitchen is equipped with 42-inch cabinets and includes all necessary appliances, including a new dishwasher, ensuring plenty of countertop space for your culinary needs. On the main level, you'll also find a half bath, along with storage and utility closets. From the dining room, step out onto your poured concrete patio, perfect for gatherings or enjoying

Key facts

• Large windows
• Dining area
• New dishwasher

Tags

• SPACIOUS LIVING ROOM
• LARGE WINDOWS
• DINING AREA
• 42 INCH CABINETS
• NEW DISHWASHER
• POURED CONCRETE PATIO

Property features AI

Finance

• Other: Vacant occupant status
• HOA & community: Homeowners association managed by First American Management; Monthly association fee of $150; HOA covers landscaping, trash, snow removal, and grounds maintenance; Association provides landscaping and snow removal

Exterior

• Parking: Detached garage with alley access and garage door opener; Garage faces rear; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two-story property; Attached property; Built in 2006
• Construction: Built in 2006
• Exterior features: Private yard

Interior

• Kitchen: Refrigerator; Microwave; Gas range; Dishwasher; Disposal
• Bedrooms: Primary bedroom; Bedroom 2
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Country kitchen; Neighborhood view
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $248k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (23.3% below list).
• Recommended offer: $190k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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); 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); 753 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

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 ($244k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago 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 $190,167 (23.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $349,188
• List price: $248,000
• Delta: -28.98%
• 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
11828 Broadway	0.10mi	2/1.5	1,380 (0%)	2mo	$240,000	$174	92
11610 Broadway	0.15mi	3/2.0 (+1)	1,380 (0%)	3mo	$265,000	$192	86
11792 Rhode Island St	0.56mi	2/2.0	1,377 (-0%)	3mo	$300,000	$218	71
11897 Rhode Island St	0.62mi	2/1.5	1,408 (+2%)	2mo	$279,900	$199	64
1003 E 117th Ln	0.66mi	2/1.5	1,356 (-2%)	1mo	$289,900	$214	63
1023 E 117th Ln	0.67mi	2/1.5	1,408 (+2%)	4mo	$280,000	$199	60
11886 Kentucky St	0.69mi	3/2.0 (+1)	1,414 (+2%)	0mo	$299,900	$212	58
11803 Rhode Island St	0.60mi	2/2.0	1,484 (+8%)	3mo	$273,000	$184	57
1818 Golden Oak Ct	0.66mi	3/2.0 (+1)	1,280 (-7%)	0mo	$235,000	$184	52
1053 E 117th Ln	0.68mi	2/2.0	1,497 (+8%)	4mo	$273,000	$182	50
11789 Kentucky St	0.71mi	2/1.5	1,222 (-11%)	0mo	$259,000	$212	45
970 E 114th Pl	0.69mi	2/1.5	1,240 (-10%)	5mo	$230,200	$186	45

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-57,316
• Equity at exit: $36,978

10-year hold

• IRR: -21.0%
• Equity multiple: -0.07×
• Total profit: $-74,298
• Equity at exit: $21,443

Cash invested: $69,440 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$103
• HOA: −$150
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-256

Break-even live

Break-even rent $2,225

Max offer price $202,816

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-186	+0% $-256	+5% $-326	+10% $-396
Rent	-10% $-406	-5% $-331	+0% $-256	+5% $-181	+10% $-106
Rate	-1.0pp $-131	-0.5pp $-193	base $-256	+0.5pp $-320	+1.0pp $-385

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,300	$1.38	0d	1	0.63mi
930 Cypress Point Dr Crown Point, IN	1.0–2.0	1.0	900	$1,729	$1.92	0d	10	0.91mi
928 Heritage Ct Unit 928-101 Crown Point, IN	2.0	1.0	1000	$1,525	$1.52	4d	1	1.02mi
918 Heritage Ct Unit 918-102 Crown Point, IN	2.0	1.0	1000	$1,550	$1.55	6d	1	1.04mi
905 Heritage Ct Unit 905-204 Crown Point, IN	2.0	1.0	1000	$1,450	$1.45	6d	1	1.05mi
484 E 127th Ave Crown Point, IN	2.0–3.0	2.0–2.5	1544	$2,506	$1.62	0d	20	1.24mi
625 E South St Crown Point, IN	3.0	2.0	1700	$2,400	$1.41	9d	1	1.25mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 29 events

1. 2026-06-21
   days on market $248,000 Active 17 DOM
2. 2026-06-18
   days on market $248,000 Active 14 DOM
3. 2026-06-17
   days on market $248,000 Active 13 DOM
4. 2026-06-16
   days on market $248,000 Active 12 DOM
5. 2026-06-15
   days on market $248,000 Active 11 DOM
6. 2026-06-13
   days on market $248,000 Active 9 DOM
7. 2026-06-13
   days on market $248,000 Active 8 DOM
8. 2026-06-09
   days on market $248,000 Active 5 DOM
9. 2026-06-08
   days on market $248,000 Active 4 DOM
10. 2026-06-07
    days on marketlisting id $248,000 Active 3 DOM
11. 2026-05-31
    days on market $248,000 Active 115 DOM
12. 2026-04-25
    price $250,000 1257-char remark
13. 2026-03-05
    price $255,000 1257-char remark
14. 2026-02-05
    listed $260,000 Active 1257-char remark
15. 2026-02-01
    historical
16. 2025-12-04
    price $261,500
17. 2025-11-26
    price $262,500
18. 2025-11-20
    listed $264,000 Active
19. 2023-11-20
    soldstatus $237,000 Closed
20. 2023-10-17
    historical Active Under Contract
21. 2023-10-03
    listed $237,000 Active
22. 2022-04-15
    soldstatus $215,000 Closed
23. 2022-03-02
    status Pending
24. 2022-03-02
    price $225,000
25. 2022-03-01
    listed $220,000 Active
26. 2009-06-02
    listed $135,000
27. 2008-04-03
    historical
28. 2007-09-25
    listed $159,000
29. 2007-06-18
    listed $159,000

ⓘ 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: $2,451 · $204/mo
• Projected year-2 tax: $2,451 · $204/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 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: $22,820
• − Mortgage interest: −$13,892
• − Property taxes: −$2,451
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$1,800
• − Depreciation: −$7,215
• Taxable loss: −$7,428
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $-1,287/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

+56.0% since first listed

21 events — show timeline

• 2026-06-04 Listed $248,000 NIRA MLS as Distributed by MLS Grid
• 2026-06-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $248,000 NIRA MLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $250,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $255,000 NIRA MLS as Distributed by MLS Grid
• 2026-02-05 Listed $260,000 NIRA MLS as Distributed by MLS Grid
• 2026-02-01 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $261,500 NIRA MLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $262,500 NIRA MLS as Distributed by MLS Grid
• 2025-11-20 Listed $264,000 NIRA MLS as Distributed by MLS Grid
• 2023-11-20 Sold (MLS) $237,000 NIRA MLS as Distributed by MLS Grid
• 2023-10-17 Contingent — NIRA MLS as Distributed by MLS Grid
• 2023-10-03 Listed $237,000 NIRA MLS as Distributed by MLS Grid
• 2022-04-15 Sold (MLS) $215,000 NIRA MLS as Distributed by MLS Grid
• 2022-03-02 Pending — NIRA MLS as Distributed by MLS Grid
• 2022-03-02 Price Changed $225,000 NIRA MLS as Distributed by MLS Grid
• 2022-03-01 Listed $220,000 NIRA MLS as Distributed by MLS Grid
• 2009-06-02 Listed $135,000 NIRA MLS as Distributed by MLS Grid
• 2008-04-03 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2007-09-25 Listed $159,000 NIRA MLS as Distributed by MLS Grid
• 2007-06-18 Listed $159,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2024): $2,451 · +9.0% YoY. Source: county tax records.