9025 Remington Way · St. John, IN 46373

$289,990

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 34 Days on market

Built 2025 Good condition 1,742 sqft lot $200/mo HOA · 7% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover yourself at 9025 Remington Way, St. John, IN, a beautiful new townhome in The Gates of St. John Townhome community. This townhome will be ready for an AUGUST move-in! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. The Fairfax townhome plan offers over 1,500 square feet of living space with 3 bedrooms plus a loft, 2.5 baths and a 2-car garage. As soon as you step inside you are greeted by an open and airy space featuring 8ft ceilings and loads of natural sunlight. The expansive kitchen is centrally located providing separation between your living and dining room. Additionally, your kitchen features designer white cabinetry, a spacious island with quartz countertops, and pantry. Heading upstairs you will enjoy your large primary bedroom with a walk-in closet and connecting en suite bathroom. The rest of the upper level features a laundry room, secondary bedrooms with a full second bath, and linen closet. Impressive innovative ERV furnace system and a tankless water heater round out the amazing features this home has to offer! All D. R. Horton NW Indiana homes include our America's Smart Home Technology, featuring a smart video doorbell, smart Honeywell thermostat, smart door lock, Deako smart light switches and more. Exterior and interior photos are of similar home and model home. Actual home built may vary.

Key facts

• Spacious island
• En suite bathroom
• Quartz countertops

Tags

• FULLY SODDED YARD
• DESIGNER CABINETRY
• SPACIOUS ISLAND
• QUARTZ COUNTERTOPS
• WALK-IN CLOSET
• EN SUITE BATHROOM

Property features AI

Finance

• Other: Living area: 1,543 (builder source); Occupant status: Vacant
• HOA & community: Homeowners association present; Monthly HOA fee of $200; HOA covers grounds maintenance, snow removal, and structure maintenance; Association amenities: Other

Exterior

• Parking: Attached garage; Garage faces rear; Driveway; Garage door opener; 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Electric service: Other
• Home design: New construction (under construction); Two-story home; Property is attached
• Construction: Built in 2025
• Exterior features: Neighborhood view; Other exterior features

Interior

• Kitchen: Range; Microwave; Dishwasher; Disposal; Pantry
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Loft
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Double vanity; Walk-in closet(s); Pantry; Open floorplan; Smoke detector(s)
• Laundry & utility: Upper-level laundry room; Washer hookup; Gas dryer hookup

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $344,782.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-370 ($-4k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (3.4% below list).
• Recommended offer: $280k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.6% in St. John — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Hanover Community School Corporation (suburban): math 49% / reading 53% proficiency, ranked #38 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 260 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 34 days — a 3% lower offer ($281k) 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 $280,128 (3.4% 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 34 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.81% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• GRM: 10.3

CMA / ARV

• ARV (median comp): $344,782
• List price: $289,990
• Delta: -15.89%
• 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
8954 Remington Way	0.01mi	3/2.5	1,542 (-0%)	1mo	$293,990	$191	99
8959 Remington Way	0.02mi	3/2.5	1,543 (0%)	0mo	$306,490	$199	99
8958 Remington Way	0.03mi	3/2.5	1,542 (-0%)	0mo	$293,990	$191	98
8952 Remington Way	0.04mi	3/2.5	1,542 (-0%)	1mo	$303,990	$197	98
10907 Remington Pl	0.03mi	3/2.5	1,542 (-0%)	2mo	$288,990	$187	97
8956 Remington Way	0.06mi	3/2.5	1,543 (0%)	2mo	$290,165	$188	95
10915 Remington Pl	0.06mi	3/2.5	1,542 (-0%)	4mo	$289,990	$188	94
9346 W 107th Ln	0.42mi	2/2.0 (-1)	1,550 (+0%)	0mo	$325,000	$210	72
8737 Clover Ln	0.29mi	3/2.5	1,756 (+14%)	1mo	$309,000	$176	63
8746 Clover Ln	0.29mi	3/2.0	1,756 (+14%)	5mo	$322,340	$184	57
8690 Larkspur Ln	0.37mi	3/2.5	1,751 (+14%)	4mo	$307,000	$175	57
8700 Larkspur Ln	0.36mi	3/2.5	1,758 (+14%)	7mo	$315,000	$179	54

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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-79,250
• Equity at exit: $51,408

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-98,658
• Equity at exit: $29,810

Cash invested: $96,539 (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 46373

• Home prices YoY: -23.8%
• Active inventory: 260
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,801 high
• Mortgage (P&I): −$1,808
• Tax est. 1.5%: −$431 /mo · $5,172/yr
• Insurance: −$144
• HOA: −$200
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-370

Break-even live

Break-even rent $3,269

Max offer price $291,286

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: $86,195
• Closing costs: $10,343
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	43d	1	0.28mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	43d	1	0.31mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	43d	1	0.35mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	1d	1	0.40mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	1d	1	0.83mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: watersnow removal

Listing history 15 events

1. 2026-06-18
   days on market $289,990 Active 34 DOM
2. 2026-06-17
   days on market $289,990 Active 33 DOM
3. 2026-06-16
   days on market $289,990 Active 32 DOM
4. 2026-06-15
   days on market $289,990 Active 31 DOM
5. 2026-06-13
   pricedays on market $289,990 Active 29 DOM
6. 2026-06-09
   days on market $299,990 Active 25 DOM
7. 2026-06-08
   days on market $299,990 Active 24 DOM
8. 2026-06-07
   days on market $299,990 Active 23 DOM
9. 2026-06-04
   days on market $299,990 Active 20 DOM
10. 2026-06-03
    days on market $299,990 Active 19 DOM
11. 2026-06-02
    days on market $299,990 Active 18 DOM
12. 2026-06-01
    days on market $299,990 Active 17 DOM
13. 2026-05-31
    days on market $299,990 Active 16 DOM
14. 2026-05-15
    listed $299,990 Active 1487-char remark
15. 2026-05-12
    listed $299,990 Active 1406-char remark

    Show marketing remark (1406 chars)

    Discover yourself at 9025 Remington Way, St. John, IN, a beautiful new townhome in The Gates of St. John Townhome community. This townhome will be ready for an AUGUST move-in! Homesite includes a fully sodded yard that is maintained throughout the year as well as snow removal in the winter. The Fairfax townhome plan offers over 1,500 square feet of living space with 3 bedrooms plus a loft, 2.5 baths and a 2-car garage. As soon as you step inside you are greeted by an open and airy space featuring 8ft ceilings and loads of natural sunlight. The expansive kitchen is centrally located providing separation between your living and dining room. Additionally, your kitchen features designer white cabinetry, a spacious island with quartz countertops, and pantry. Heading upstairs you will enjoy your large primary bedroom with a walk-in closet and connecting en suite bathroom. The rest of the upper level features a laundry room, secondary bedrooms with a full second bath, and linen closet. Impressive innovative ERV furnace system and a tankless water heater round out the amazing features this home has to offer! All D. R. Horton NW Indiana homes include our America's Smart Home Technology, featuring a smart video doorbell, smart Honeywell thermostat, smart door lock, Deako smart light switches and more. Exterior and interior photos are of similar home and model home. Actual home built may vary.

ⓘ 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 3/10 Moderate 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,615
• − Mortgage interest: −$19,313
• − Property taxes: −$5,172
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − HOA: −$2,400
• − Depreciation: −$10,030
• Taxable loss: −$10,402
• Est. tax savings @ 24.0%: +$2,496
• After-tax cash flow: $-1,940/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 · 23 photos

Good 80/100 Cosmetic rehab

This townhome is in good condition with a fresh paint job and modern finishes. It is move-in ready and would benefit from a fresh coat of exterior paint and new carpet in the bedrooms to further enhance its appeal.

Value-add opportunities

• Resale Paint the exterior walls — Fresh paint can enhance the curb appeal and make the home look more inviting.
• Rental Replace the carpet in the bedrooms — Replacing old carpet with a more modern option can attract renters and increase rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Fresh paint can enhance the curb appeal and make the home look more inviting. ↑
• Rental Replace the carpet in the bedrooms — Replacing old carpet with a more modern option can attract renters and increase rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hanover Community School Corporation
• NCES district ID: 1804350
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $68,151
• Composite: 45.34/100
• National rank: #2637
• State rank: #38 of 301 in IN

Livability — St. John

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. John, IN
• City population: 18,509
• Population (ZIP): 18,509

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Romanian 21% Iranian 6% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 5% Russian/Polish/Slavic 4% 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: ▼ -69.86%
• Current HPI: 224.1176
• Rent YoY: —
• Metro: —
• 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

-3.3% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $289,990 NIRA MLS as Distributed by MLS Grid
• 2026-06-12 Price Changed $289,990 Zillow
• 2026-06-11 Price Changed $294,990 NIRA MLS as Distributed by MLS Grid
• 2026-06-11 Price Changed $294,990 Zillow
• 2026-05-15 Listed $299,990 NIRA MLS as Distributed by MLS Grid
• 2026-05-12 Listed $299,990 Zillow