7619 E 112th Ave · Winfield, IN 46307

$249,900

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 34 Days on market

Built 2008 2,340 sqft lot $214/sqft · at area comps Est $245k · at est. $115/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 +13.7/30.0
• ARV discount +6.6/15.0
• Schools +5.0/10.0
• DSCR +4.1/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ENJOY LOW WINFIELD TAXES! This BEAUTIFUL RANCH STYLE TOWN HOUSE boasts an OPEN CONCEPT with LIVING ROOM, DINING ROOM AND KITCHEN COMBINATION. CATHEDRAL CEILINGS, and HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOM. THE MASTER BEDROOM has attached PRIVATE BATH, with a large WALK-IN CLOSET, and an ATTACHED 2.0 Car Garage! Located minutes away from grocery shopping, restaurants, and highway access (ONE HOUR SOUTH-EAST OF CHICAGO). Don't miss your chance to enjoy MAINTENANCE FREE LIVING in the PLEASANT Stonegate Commons Community!

Key facts

• $115 HOA
• 2 garage spots
• Built 2008

Property features AI

Finance

• Other: Occupant type: Owner
• HOA & community: Homeowners association with monthly fee; Association fee $115 per month; Association includes grounds maintenance and snow removal

Exterior

• Parking: 2-car garage
• Utilities: Natural gas connected; Public water; Public sewer
• Home design: Attached property; One story; Built in 2008
• Construction: Built in 2008
• Exterior features: Neighborhood view

Interior

• Kitchen: Refrigerator; Microwave; Gas range; Dishwasher
• Bedrooms: Primary bedroom; Bedroom 2
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Cathedral ceilings; Laundry room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $19 ($232/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 $208k (16.6% below list).
• Recommended offer: $208k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Winfield — 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 72/100 on livability (#121 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: Winfield Elementary School (561 students, 18% 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) — zoned schools at 21% FRL track the district average.
• 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 $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 34 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.
• Current owner paid $157k; list at $250k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $208,340 (16.6% below list)

Questions for the listing agent

1. 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?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $245,205
• List price: $249,900
• Delta: 1.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3621 Kingsway Dr	0.70mi	3/1.5	1,128 (-4%)	1mo	$255,000	$226	58
3794 Kingsway Dr	0.52mi	3/1.5	1,248 (+7%)	5mo	$242,000	$194	58
3783 Kingsway Dr	0.48mi	3/2.0	1,286 (+10%)	6mo	$255,000	$198	56

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-40,276
• Equity at exit: $37,261

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-37,598
• Equity at exit: $21,607

Cash invested: $69,972 (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: $2,083 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$104
• HOA: −$115
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $19

Break-even live

Break-even rent $2,059

Max offer price $249,900

Occupancy floor 94%

Sensitivity live

Price	-10% $161	-5% $90	+0% $19	+5% $-51	+10% $-122
Rent	-10% $-145	-5% $-63	+0% $19	+5% $102	+10% $184
Rate	-1.0pp $145	-0.5pp $83	base $19	+0.5pp $-45	+1.0pp $-111

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Meadows Cir Unit 160 Crown Point, IN	2.0	2.0	900	$1,395	$1.55	45d	1	0.55mi
3788 Kingsway Dr Crown Point, IN	3.0	2.0	1300	$2,350	$1.81	3d	1	0.56mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 7 events

1. 2026-06-02
   status $249,900 Pending 34 DOM
2. 2026-06-01
   days on market $249,900 Active 34 DOM
3. 2026-05-31
   days on market $249,900 Active 33 DOM
4. 2026-04-28
   listed $249,900 Active 806-char remark
5. 2019-07-31
   soldstatus $156,900 534-char remark

   Show marketing remark (534 chars)

   ENJOY LOW WINFIELD TAXES! This BEAUTIFUL RANCH STYLE TOWN HOUSE boasts an OPEN CONCEPT with LIVING ROOM, DINING ROOM AND KITCHEN COMBINATION. CATHEDRAL CEILINGS, and HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOM. THE MASTER BEDROOM has attached PRIVATE BATH, with a large WALK-IN CLOSET, and an ATTACHED 2.0 Car Garage! Located minutes away from grocery shopping, restaurants, and highway access (ONE HOUR SOUTH-EAST OF CHICAGO). Don't miss your chance to enjoy MAINTENANCE FREE LIVING in the PLEASANT Stonegate Commons Community!

6. 2019-06-10
   listed $159,900 534-char remark

   Show marketing remark (534 chars)

   ENJOY LOW WINFIELD TAXES! This BEAUTIFUL RANCH STYLE TOWN HOUSE boasts an OPEN CONCEPT with LIVING ROOM, DINING ROOM AND KITCHEN COMBINATION. CATHEDRAL CEILINGS, and HARDWOOD FLOORING IN LIVING ROOM AND DINING ROOM. THE MASTER BEDROOM has attached PRIVATE BATH, with a large WALK-IN CLOSET, and an ATTACHED 2.0 Car Garage! Located minutes away from grocery shopping, restaurants, and highway access (ONE HOUR SOUTH-EAST OF CHICAGO). Don't miss your chance to enjoy MAINTENANCE FREE LIVING in the PLEASANT Stonegate Commons Community!

7. 2009-07-21
   listed $135,900

   Show marketing remark (285 chars)

   THE AUGUSTINE II. Base price $135,900. The Augustine II features 9ft ceilings, a large master bath, cathedral ceilings, main floor laundry, plenty of cabinets and counter space, slider to patio off the kitchen and a nice sized pantry for extra storage in the kitchen. New Construction

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$480/yr (+$40/mo · 41.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,001
• − Mortgage interest: −$13,998
• − Property taxes: −$1,163
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$1,380
• − Depreciation: −$7,270
• Taxable loss: −$4,060
• Est. tax savings @ 24.0%: +$974
• After-tax cash flow: $1,206/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 — Winfield

• Score: 72/100
• State rank: #121
• US rank: #6471

Category grades

Amenities F Commute F Cost of living C+ 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: Winfield, IN
• County: Lake County · 422,878 people
• 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

+83.9% since first listed

5 events — show timeline

• 2026-06-01 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-28 Listed $249,900 NIRA MLS as Distributed by MLS Grid
• 2019-07-31 Sold (MLS) $156,900 NIRA MLS as Distributed by MLS Grid
• 2019-06-10 Listed $159,900 NIRA MLS as Distributed by MLS Grid
• 2009-07-21 Listed $135,900 NIRA MLS as Distributed by MLS Grid

Property tax history

-0.5%/yr

Latest (2024): $1,163 · +2.0% YoY. Source: county tax records.