13633 Georgia St · Crown Point, IN 46307

$325,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 50 Days on market

Built 1978 0.76 ac lot $181/sqft · 20% below area Est $407k · 20% under

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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 +15.0/15.0
• Cash flow +9.0/30.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 13633 Georgia Street in Crown Point--a hidden gem with endless potential just waiting for the right touch! This property offers a solid foundation and a great layout, making it the perfect opportunity for homeowners, investors, or anyone with a vision. Nestled in a desirable area, you'll appreciate the convenience of nearby amenities, schools, and easy access to major roadways while still enjoying the charm of a quiet neighborhood. Step inside and imagine the possibilities--spacious living areas, generous room sizes, and a layout that invites creativity. With a little love, thoughtful updates, and your personal style, this beauty can truly shine and be transformed into something special. Whether it's modern finishes, fresh paint, or a complete redesign, the potential here is undeniable. Outside, the property provides ample space to enhance curb appeal, create an inviting outdoor retreat, or design the backyard oasis you've always wanted. If you've been searching for a place where you can build equity and bring your vision to life, this is it. With the right updates, 13633 Georgia Street can go from a diamond in the rough to a standout home in one of Northwest Indiana's most sought-after communities. Don't miss your chance to turn potential into reality

Key facts

• Great layout
• Nearby amenities
• Solid foundation

Tags

• SOLID FOUNDATION
• GREAT LAYOUT
• DESIRABLE AREA
• NEARBY AMENITIES
• EASY ACCESS TO MAJOR ROADWAYS
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (32.8% below list).
• Recommended offer: $218k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Dwight D Eisenhower Elem School (math 72% / reading 65%, grade B+, #47 of 994 statewide, top 5%, 644 students, 20% 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) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 753 active listings in the ZIP; 1 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 $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 50 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $218,489 (32.8% 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 50 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 12.4

CMA / ARV

• ARV (median comp): $406,975
• List price: $325,000
• Delta: -20.14%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
944 E 135th Ct	0.17mi	3/1.5	1,782 (-1%)	19mo	$374,900	$210	74

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-69,937
• Equity at exit: $48,459

10-year hold

• IRR: -17.7%
• Equity multiple: 0.05×
• Total profit: $-86,361
• Equity at exit: $28,100

Cash invested: $91,000 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-253

Break-even live

Break-even rent $2,505

Max offer price $280,308

Occupancy floor —

Sensitivity live

Price	-10% $-69	-5% $-161	+0% $-253	+5% $-345	+10% $-437
Rent	-10% $-426	-5% $-339	+0% $-253	+5% $-167	+10% $-80
Rate	-1.0pp $-89	-0.5pp $-170	base $-253	+0.5pp $-337	+1.0pp $-423

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.17mi

Listing history 19 events

1. 2026-06-21
   days on market $325,000 Active 50 DOM
2. 2026-06-18
   days on market $325,000 Active 47 DOM
3. 2026-06-17
   days on market $325,000 Active 46 DOM
4. 2026-06-16
   days on market $325,000 Active 45 DOM
5. 2026-06-15
   days on market $325,000 Active 44 DOM
6. 2026-06-13
   days on market $325,000 Active 42 DOM
7. 2026-06-13
   days on market $325,000 Active 41 DOM
8. 2026-06-09
   days on market $325,000 Active 38 DOM
9. 2026-06-08
   days on market $325,000 Active 37 DOM
10. 2026-06-07
    days on market $325,000 Active 36 DOM
11. 2026-06-04
    days on market $325,000 Active 33 DOM
12. 2026-06-03
    days on market $325,000 Active 32 DOM
13. 2026-06-02
    days on market $325,000 Active 31 DOM
14. 2026-06-01
    days on market $325,000 Active 30 DOM
15. 2026-05-31
    days on market $325,000 Active 29 DOM
16. 2026-05-15
    status Active 1284-char remark

    Show marketing remark (1284 chars)

    Welcome to 13633 Georgia Street in Crown Point--a hidden gem with endless potential just waiting for the right touch! This property offers a solid foundation and a great layout, making it the perfect opportunity for homeowners, investors, or anyone with a vision. Nestled in a desirable area, you'll appreciate the convenience of nearby amenities, schools, and easy access to major roadways while still enjoying the charm of a quiet neighborhood. Step inside and imagine the possibilities--spacious living areas, generous room sizes, and a layout that invites creativity. With a little love, thoughtful updates, and your personal style, this beauty can truly shine and be transformed into something special. Whether it's modern finishes, fresh paint, or a complete redesign, the potential here is undeniable. Outside, the property provides ample space to enhance curb appeal, create an inviting outdoor retreat, or design the backyard oasis you've always wanted. If you've been searching for a place where you can build equity and bring your vision to life, this is it. With the right updates, 13633 Georgia Street can go from a diamond in the rough to a standout home in one of Northwest Indiana's most sought-after communities. Don't miss your chance to turn potential into reality

17. 2026-04-09
    status Pending 1284-char remark

    Show marketing remark (1284 chars)

    Welcome to 13633 Georgia Street in Crown Point--a hidden gem with endless potential just waiting for the right touch! This property offers a solid foundation and a great layout, making it the perfect opportunity for homeowners, investors, or anyone with a vision. Nestled in a desirable area, you'll appreciate the convenience of nearby amenities, schools, and easy access to major roadways while still enjoying the charm of a quiet neighborhood. Step inside and imagine the possibilities--spacious living areas, generous room sizes, and a layout that invites creativity. With a little love, thoughtful updates, and your personal style, this beauty can truly shine and be transformed into something special. Whether it's modern finishes, fresh paint, or a complete redesign, the potential here is undeniable. Outside, the property provides ample space to enhance curb appeal, create an inviting outdoor retreat, or design the backyard oasis you've always wanted. If you've been searching for a place where you can build equity and bring your vision to life, this is it. With the right updates, 13633 Georgia Street can go from a diamond in the rough to a standout home in one of Northwest Indiana's most sought-after communities. Don't miss your chance to turn potential into reality

18. 2026-04-09
    price $325,000 1284-char remark

    Show marketing remark (1284 chars)

    Welcome to 13633 Georgia Street in Crown Point--a hidden gem with endless potential just waiting for the right touch! This property offers a solid foundation and a great layout, making it the perfect opportunity for homeowners, investors, or anyone with a vision. Nestled in a desirable area, you'll appreciate the convenience of nearby amenities, schools, and easy access to major roadways while still enjoying the charm of a quiet neighborhood. Step inside and imagine the possibilities--spacious living areas, generous room sizes, and a layout that invites creativity. With a little love, thoughtful updates, and your personal style, this beauty can truly shine and be transformed into something special. Whether it's modern finishes, fresh paint, or a complete redesign, the potential here is undeniable. Outside, the property provides ample space to enhance curb appeal, create an inviting outdoor retreat, or design the backyard oasis you've always wanted. If you've been searching for a place where you can build equity and bring your vision to life, this is it. With the right updates, 13633 Georgia Street can go from a diamond in the rough to a standout home in one of Northwest Indiana's most sought-after communities. Don't miss your chance to turn potential into reality

19. 2026-03-27
    listed $275,000 Active 1284-char remark

    Show marketing remark (1284 chars)

    Welcome to 13633 Georgia Street in Crown Point--a hidden gem with endless potential just waiting for the right touch! This property offers a solid foundation and a great layout, making it the perfect opportunity for homeowners, investors, or anyone with a vision. Nestled in a desirable area, you'll appreciate the convenience of nearby amenities, schools, and easy access to major roadways while still enjoying the charm of a quiet neighborhood. Step inside and imagine the possibilities--spacious living areas, generous room sizes, and a layout that invites creativity. With a little love, thoughtful updates, and your personal style, this beauty can truly shine and be transformed into something special. Whether it's modern finishes, fresh paint, or a complete redesign, the potential here is undeniable. Outside, the property provides ample space to enhance curb appeal, create an inviting outdoor retreat, or design the backyard oasis you've always wanted. If you've been searching for a place where you can build equity and bring your vision to life, this is it. With the right updates, 13633 Georgia Street can go from a diamond in the rough to a standout home in one of Northwest Indiana's most sought-after communities. Don't miss your chance to turn potential into reality

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $2,217 · $185/mo
• Expected delta: +$545/yr (+$45/mo · 32.6%)

ⓘ 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 ≥101°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: $26,219
• − Mortgage interest: −$18,205
• − Property taxes: −$1,672
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$9,455
• Taxable loss: −$8,933
• Est. tax savings @ 24.0%: +$2,144
• After-tax cash flow: $-892/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

• 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

+18.2% since first listed

4 events — show timeline

• 2026-05-15 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-04-09 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $325,000 NIRA MLS as Distributed by MLS Grid
• 2026-03-27 Listed $275,000 NIRA MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2024): $1,672 · +2.9% YoY. Source: county tax records.