2343 99th St Unit 2a · Highland, IN 46322

$180,000

2 bd · 2.0 ba · 8,820 sqft · Condo public records · 128 Days on market

Built 1996 $20/sqft · 87% below area Est $201k · 11% under $300/mo HOA · 21% 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).

• ARV discount +12.2/15.0
• Cash flow +7.2/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious & Immaculate Condominium! Welcome to this beautifully maintained, move-in-ready condominium in the Eagle Point neighborhood. The bright and cheerful living area features a full sliding glass door that opens to a covered balcony--perfect for relaxing and enjoying your morning coffee or evening breeze. The generously sized primary bedroom offers a private ensuite bath complete with an oversized vanity, soaking tub, separate shower, and a large walk-in closet. A roomy eat-in kitchen boasts new wood laminate flooring and plenty of space for casual dining. The second bedroom is spacious and conveniently located across the hall from a full bath, making it ideal for guests or a home office. A large in-unit laundry/utility room provides added convenience and extra storage. Enjoy easy access to nearby shopping, dining, entertainment, and town activities, all just minutes away. Don't miss the opportunity to own this exceptional home in a prime location!

Key facts

• Oversized vanity
• Covered balcony
• Soaking tub

Tags

• COVERED BALCONY
• PRIVATE ENSUITE BATH
• OVERSIZED VANITY
• SOAKING TUB
• SEPARATE SHOWER
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (19.1% below list).
• Recommended offer: $136k (24.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#37 in IN, #2,959 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D+, amenities F, commute F.
• School Town Of Highland (suburban): math 39% / reading 45% proficiency, ranked #109 of 301 in IN (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 102 active listings in the ZIP; 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 $5k 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 128 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $135,795 (24.6% 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 128 days. Have you received any prior offers? Is the seller open to a 25% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 10.3

CMA / ARV

• ARV (median comp): $201,171
• List price: $180,000
• Delta: -10.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.68% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.13×
• Total profit: $-43,985
• Equity at exit: $26,839

10-year hold

• IRR: -19.5%
• Equity multiple: -0.07×
• Total profit: $-54,172
• Equity at exit: $15,563

Cash invested: $50,400 (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 46322

• Rents YoY: 3.7%
• Active inventory: 102
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$75
• HOA: −$300
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-250

Break-even live

Break-even rent $1,773

Max offer price $135,795

Occupancy floor —

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $180,000 Active 128 DOM
2. 2026-06-17
   days on market $180,000 Active 127 DOM
3. 2026-06-16
   days on market $180,000 Active 126 DOM
4. 2026-06-15
   days on market $180,000 Active 125 DOM
5. 2026-06-13
   days on market $180,000 Active 123 DOM
6. 2026-06-09
   days on market $180,000 Active 119 DOM
7. 2026-06-08
   days on market $180,000 Active 118 DOM
8. 2026-06-07
   pricedays on market $180,000 Active 117 DOM
9. 2026-06-04
   days on market $184,900 Active 114 DOM
10. 2026-06-03
    days on market $184,900 Active 113 DOM
11. 2026-06-02
    days on market $184,900 Active 112 DOM
12. 2026-06-01
    days on market $184,900 Active 111 DOM
13. 2026-05-31
    days on market $184,900 Active 110 DOM
14. 2026-03-13
    price $184,900 972-char remark

    Show marketing remark (972 chars)

    Spacious & Immaculate Condominium! Welcome to this beautifully maintained, move-in-ready condominium in the Eagle Point neighborhood. The bright and cheerful living area features a full sliding glass door that opens to a covered balcony--perfect for relaxing and enjoying your morning coffee or evening breeze. The generously sized primary bedroom offers a private ensuite bath complete with an oversized vanity, soaking tub, separate shower, and a large walk-in closet. A roomy eat-in kitchen boasts new wood laminate flooring and plenty of space for casual dining. The second bedroom is spacious and conveniently located across the hall from a full bath, making it ideal for guests or a home office. A large in-unit laundry/utility room provides added convenience and extra storage. Enjoy easy access to nearby shopping, dining, entertainment, and town activities, all just minutes away. Don't miss the opportunity to own this exceptional home in a prime location!

15. 2026-02-10
    listed $189,900 Active 972-char remark

    Show marketing remark (972 chars)

    Spacious & Immaculate Condominium! Welcome to this beautifully maintained, move-in-ready condominium in the Eagle Point neighborhood. The bright and cheerful living area features a full sliding glass door that opens to a covered balcony--perfect for relaxing and enjoying your morning coffee or evening breeze. The generously sized primary bedroom offers a private ensuite bath complete with an oversized vanity, soaking tub, separate shower, and a large walk-in closet. A roomy eat-in kitchen boasts new wood laminate flooring and plenty of space for casual dining. The second bedroom is spacious and conveniently located across the hall from a full bath, making it ideal for guests or a home office. A large in-unit laundry/utility room provides added convenience and extra storage. Enjoy easy access to nearby shopping, dining, entertainment, and town activities, all just minutes away. Don't miss the opportunity to own this exceptional home in a prime location!

16. 2000-04-19
    listed $95,500
17. 2000-01-29
    historical
18. 1999-11-08
    listed $99,900

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$277/yr (+$23/mo · 28.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,469
• − Mortgage interest: −$10,083
• − Property taxes: −$976
• − Insurance: −$900
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − HOA: −$3,600
• − Depreciation: −$5,236
• Taxable loss: −$6,121
• Est. tax savings @ 24.0%: +$1,469
• After-tax cash flow: $-1,534/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: School Town Of Highland
• NCES district ID: 1804560
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $60,641
• Composite: 37.15/100
• National rank: #4485
• State rank: #109 of 301 in IN

Livability — Highland

• Score: 77/100
• State rank: #37
• US rank: #2959

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B+ Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland, IN
• County: Lake County · 422,878 people
• City population: 23,680
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 23,680
• Household income: $78,062
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 538.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Black 9% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 3%
• Common ancestry: Romanian 15% Iranian 6% Lithuanian 2%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 8% Russian/Polish/Slavic 2% 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: ▼ -230.63%
• Current HPI: 254.1772
• Rent YoY: ▲ 3.68%
• 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

+85.1% since first listed

5 events — show timeline

• 2026-03-13 Price Changed $184,900 NIRA MLS as Distributed by MLS Grid
• 2026-02-10 Listed $189,900 NIRA MLS as Distributed by MLS Grid
• 2000-04-19 Listed $95,500 NIRA MLS as Distributed by MLS Grid
• 2000-01-29 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 1999-11-08 Listed $99,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2024): $976 · -0.1% YoY. Source: county tax records.