4401 Wren Pl · Valparaiso, IN 46385

$367,622

5 bd · 2.5 ba · 2,166 sqft · SingleFamily · 31 Days on market

Built 2026 Good condition 0.25 ac lot Garage $170/sqft · 20% below area Est $462k · 20% under $43/mo HOA · 1% 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 +15.0/15.0
• Cash flow +10.4/30.0
• Schools +6.2/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to the Jade, a thoughtfully designed floorplan that blends modern comfort with everyday affordability. Featuring 5 bedrooms, 2.5 baths, a flexible office-ready space, and an open-concept kitchen and Great Room with quartz countertops, stainless steel appliances, and luxury vinyl flooring, the Jade is built for the way you live today. Enjoy a private Owner's Suite with a walk-in shower and closet, plus smart upgrades like 9-foot first-floor ceilings, a tankless water heater, and full yard landscaping-all wrapped into one beautiful home.

Key facts

• Open-concept kitchen
• Attached bathroom
• Great room

Tags

• OPEN-CONCEPT KITCHEN
• WALK-IN PANTRY
• GREAT ROOM
• OWNER'S SUITE
• ATTACHED BATHROOM
• TANKLESS WATER SUPPLY

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $368k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $340k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $303k (17.7% below list).
• Recommended offer: $303k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in Valparaiso — 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 82/100 on livability (#12 in IN, #1,149 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Valparaiso Community Schools (suburban): math 56% / reading 64% proficiency, ranked #18 of 301 in IN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Memorial Elementary School (math 74% / reading 71%, grade A, #28 of 994 statewide, top 3%, 477 students, 25% FRL); Benjamin Franklin Middle School (math 49% / reading 65%, grade B, #21 of 330 statewide, top 6%, 821 students, 22% FRL); Valparaiso High School (math 60% / reading 78%, grade B, #19 of 369 statewide, top 5%, 2,098 students, 30% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 721 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 542 units permitted in Porter County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Porter County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($357k) 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 $302,553 (17.7% 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 31 days. Have you received any prior offers? Is the seller open to a 18% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $461,993
• List price: $367,622
• Delta: -20.43%
• 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
4208 Iron Gate Dr	0.09mi	4/2.5 (-1)	2,387 (+10%)	9mo	$420,000	$176	66
528 Hampton Manor Ct	0.35mi	4/2.5 (-1)	2,282 (+5%)	5mo	$463,900	$203	65
3756 Fender St	0.45mi	4/2.5 (-1)	2,203 (+2%)	12mo	$388,405	$176	61
3522 Brander Dr	0.52mi	4/2.5 (-1)	2,203 (+2%)	8mo	$400,000	$182	61
3631 Brander Dr	0.50mi	4/2.5 (-1)	2,201 (+2%)	16mo	$420,000	$191	55
3858 Fender St	0.53mi	5/2.5	2,279 (+5%)	13mo	$428,760	$188	55
543 Chicory Ln	0.47mi	4/2.5 (-1)	2,015 (-7%)	9mo	$395,500	$196	54
549 Marilyn Way	0.41mi	4/2.5 (-1)	2,352 (+9%)	10mo	$489,000	$208	53
208 Sweetbay St	0.28mi	4/2.5 (-1)	2,464 (+14%)	8mo	$472,000	$192	53
3857 Fender St	0.49mi	4/2.5 (-1)	2,263 (+4%)	15mo	$404,990	$179	52
263 W 550 N	0.74mi	5/3.0	2,296 (+6%)	5mo	$410,000	$179	49
3760 Fender St	0.53mi	4/2.5 (-1)	2,386 (+10%)	12mo	$403,000	$169	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-71,815
• Equity at exit: $54,814

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-78,102
• Equity at exit: $31,785

Cash invested: $102,934 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 8 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $371,207 ($184/sqft)
• Median days on market: 40 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +16.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46385

• Active inventory: 721
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,026 medium
• Mortgage (P&I): −$1,928
• Tax est. 1.5%: −$460 /mo · $5,514/yr
• Insurance: −$153
• HOA: −$43
• Vacancy / Maint / Mgmt: −$635
• Net cashflow: $-193

Break-even live

Break-even rent $3,270

Max offer price $339,639

Occupancy floor —

Sensitivity live

Price	-10% $61	-5% $-66	+0% $-193	+5% $-320	+10% $-447
Rent	-10% $-432	-5% $-313	+0% $-193	+5% $-74	+10% $46
Rate	-1.0pp $-8	-0.5pp $-100	base $-193	+0.5pp $-289	+1.0pp $-386

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: $91,906
• Closing costs: $11,029
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3522 Brander Dr Valparaiso, IN	4.0	3.0	2203	$3,100	$1.41	163d	1	0.52mi
2707 Westwind Dr Valparaiso, IN	4.0	2.5	2902	$2,800	$0.96	153d	1	1.41mi

Property features AI

Finance

• HOA & community: Homeowners associationCommunity landscapingPlaygroundGrounds maintenance included

Exterior

• Parking: Attached garageDriveway2 garage spaces
• Security: Carbon monoxide detectorsSmoke detectors
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedUnderground utilities200+ amp electrical serviceCircuit breakers
• Home design: Two stories
• Construction: Built in 2026New constructionStone and vinyl sidingShingle roofSlab foundationInsulated windows
• Exterior features: Neighborhood viewCovered patioRain gutters

Interior

• Kitchen: DisposalStainless steel appliancesRefrigeratorMicrowaveGas rangeDishwasher
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 three-quarter bathroom1 half bathroom
• Heating & cooling: Central airCentral heatingNatural gas heatingForced-air heating
• Interior features: Entrance foyerWalk-in closetStone countersRecessed lightingPantryOpen floor planHigh ceilingsEat-in kitchen
• Laundry & utility: Laundry room on the upper levelGas dryer hookup

HOA detail $43/mo · $516/yr

• Likely covers: waterlandscaping

Listing history 50 events

1. 2026-11-08
   days on market $367,622 Active 31 DOM
2. 2026-11-07
   days on market $367,622 Active 30 DOM
3. 2026-11-06
   days on market $367,622 Active 29 DOM
4. 2026-11-05
   days on market $367,622 Active 28 DOM
5. 2026-11-04
   days on market $367,622 Active 27 DOM
6. 2026-11-02
   days on market $367,622 Active 25 DOM
7. 2026-11-01
   days on market $367,622 Active 24 DOM
8. 2026-10-31
   days on market $367,622 Active 23 DOM
9. 2026-10-30
   days on market $367,622 Active 22 DOM
10. 2026-10-29
    days on market $367,622 Active 21 DOM
11. 2026-10-28
    days on market $367,622 Active 20 DOM
12. 2026-10-27
    days on market $367,622 Active 19 DOM
13. 2026-10-26
    days on market $367,622 Active 18 DOM
14. 2026-10-25
    days on market $367,622 Active 17 DOM
15. 2026-10-24
    days on market $367,622 Active 16 DOM
16. 2026-10-23
    days on market $367,622 Active 15 DOM
17. 2026-10-22
    days on market $367,622 Active 14 DOM
18. 2026-10-21
    days on market $367,622 Active 13 DOM
19. 2026-10-20
    days on market $367,622 Active 12 DOM
20. 2026-10-19
    days on market $367,622 Active 11 DOM
21. 2026-10-18
    days on market $367,622 Active 10 DOM
22. 2026-10-17
    days on market $367,622 Active 9 DOM
23. 2026-10-16
    days on market $367,622 Active 8 DOM
24. 2026-10-15
    days on market $367,622 Active 7 DOM
25. 2026-10-14
    days on market $367,622 Active 6 DOM
26. 2026-10-13
    days on market $367,622 Active 5 DOM
27. 2026-10-12
    days on market $367,622 Active 4 DOM
28. 2026-10-11
    days on market $367,622 Active 3 DOM
29. 2026-10-10
    days on market $367,622 Active 2 DOM
30. 2026-10-09
    remarks 699-char remark
31. 2026-10-09
    days on marketlisting id $367,622 Active 1 DOM
32. 2026-10-08
    days on market $367,622 Active 173 DOM
33. 2026-10-07
    days on market $367,622 Active 172 DOM
34. 2026-10-06
    days on market $367,622 Active 171 DOM
35. 2026-10-05
    days on market $367,622 Active 170 DOM
36. 2026-10-04
    days on market $367,622 Active 169 DOM
37. 2026-10-04
    days on market $367,622 Active 168 DOM
38. 2026-10-02
    days on market $367,622 Active 167 DOM
39. 2026-10-01
    days on market $367,622 Active 166 DOM
40. 2026-09-30
    days on market $367,622 Active 165 DOM
41. 2026-09-29
    days on market $367,622 Active 164 DOM
42. 2026-09-28
    days on market $367,622 Active 163 DOM
43. 2026-09-27
    days on market $367,622 Active 162 DOM
44. 2026-09-26
    days on market $367,622 Active 161 DOM
45. 2026-09-25
    days on market $367,622 Active 160 DOM
46. 2026-09-24
    days on market $367,622 Active 159 DOM
47. 2026-09-23
    days on market $367,622 Active 158 DOM
48. 2026-09-22
    days on market $367,622 Active 157 DOM
49. 2026-09-21
    days on market $367,622 Active 156 DOM
50. 2026-09-20
    days on market $367,622 Active 155 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,306
• − Mortgage interest: −$20,593
• − Property taxes: −$5,514
• − Insurance: −$1,838
• − Repairs & maintenance: −$2,905
• − Management: −$2,905
• − HOA: −$516
• − Depreciation: −$10,694
• Taxable loss: −$8,658
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-243/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab Est. rehab $10,830–$32,490 screening

This home is in good condition with a good exterior and interior. It has a good curb appeal and is ready for a new owner.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and adds value ↑
• Both Clean and maintain gutters — Keeps the home looking well-maintained and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Cooks Corners Elementary School B- IN #156/994 Nat'l #8,158/41,679 Middle Benjamin Franklin Middle School B IN #21/330 Nat'l #2,208/14,009 High Valparaiso High School B IN #19/369 Nat'l #2,354/17,239

Schools (NCES district)

• District: Valparaiso Community Schools
• NCES district ID: 1811970
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 64% ▼ -6.00%
• Median HH income: $56,736
• Composite: 51.69/100
• National rank: #1691
• State rank: #18 of 301 in IN

A Composite livability gradescore 82/100

Livability — Valparaiso

• Score: 82/100
• State rank: #12
• US rank: #1149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Porter County · 177,804 people
• City population: 83,039
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 40,856
• Household income: $98,957
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 9% of renters

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Population outlook (Porter County) Hauer SSP2

• Today (2025): 177,804 people
• By 2030: 181,552 · +2.1%
• By 2040: 185,830 · +4.5%
• By 2050: 187,498 · +5.5%
• By 2075: 189,585 · +6.6%
• By 2100: 183,722 · +3.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

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Political lean MEDSL · Porter

• 2024 margin: R (+10.5) · D 43.8% · R 54.3% · Other 1.8%
• 2008→2024 swing: -17.7pp toward R · 2008: 7.2pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+6.1 2016: R+6.8 2012: D+3.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.11%
• Current HPI: 201.7039
• Rent YoY: —
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• HOA & community: Homeowners associationCommunity landscapingPlaygroundGrounds maintenance included

Exterior

• Parking: Attached garageDriveway2 garage spaces
• Security: Carbon monoxide detectorsSmoke detectors
• Utilities: Public waterPublic sewerElectricity connectedNatural gas connectedUnderground utilities200+ amp electrical serviceCircuit breakers
• Home design: Two stories
• Construction: Built in 2026New constructionStone and vinyl sidingShingle roofSlab foundationInsulated windows
• Exterior features: Neighborhood viewCovered patioRain gutters

Interior

• Kitchen: DisposalStainless steel appliancesRefrigeratorMicrowaveGas rangeDishwasher
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 three-quarter bathroom1 half bathroom
• Heating & cooling: Central airCentral heatingNatural gas heatingForced-air heating
• Interior features: Entrance foyerWalk-in closetStone countersRecessed lightingPantryOpen floor planHigh ceilingsEat-in kitchen
• Laundry & utility: Laundry room on the upper levelGas dryer hookup

Price history

+3.0% since first listed

5 events — show timeline

• 2026-10-08 Listed $367,622 NIRA MLS as Distributed by MLS Grid
• 2026-09-10 Price Changed $367,622 Zillow
• 2026-09-02 Price Changed $360,822 Zillow
• 2026-05-19 Price Changed $360,746 Zillow
• 2026-04-19 Listed $356,746 Zillow