Is 9020 Remington Way in St. John, IN a good investment?

CashFlowRE grades it D with a 5.9% cap rate and $-99/mo modeled cash flow at a $314,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 9020 Remington Way?

The modeled cap rate is 5.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,798/month, from CashFlowRE's rent model.

🏗️ New Construction

D Composite 40.98

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 +11.5/30.0
ARV discount +7.5/15.0
Schools +5.4/10.0
1% rule +4.2/10.0
Condition / age +4.0/5.0
DSCR +3.4/10.0
Rent growth +2.5/5.0
Livability +2.5/5.0
Appreciation +0.0/10.0

$314,990

9020 Remington Way · St. John, IN 46373

3 bd · 2.5 ba · 1,543 sqft · Townhouse · 35 Days on market

Built 2025 Good condition 1,742 sqft lot 2-car garage $200/mo HOA · 7% of rent ↓ 1% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to The Fairfax plan- 9020 Remington Way, St John Indiana, a beautiful new townhome in our Maple Gate community! This townhome is move-in READY! 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, a mudroom and a 2-car garage. As soon as you step inside you are greeted by an open and airy space featuring 9ft ceilings and loads of natural sunlight. The expansive kitchen is centrally located providing separation between your living and dining room.

Key facts

Spacious island
En suite bathroom
Quartz countertops

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $315k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
To cash-flow at today's rent, offer at most $291k (7.6% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (11.2% below list).
Recommended offer: $280k (11.2% below list) — sets the bar for 1% rule.
Cap rate 5.9% vs local median 4.1% 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 D — 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.
Zoned schools: Lincoln Elementary School (math 57% / reading 57%, grade C+, #172 of 994 statewide, top 18%, 312 students, 14% FRL); Hanover Central Middle School (math 44% / reading 47%, grade D+, #79 of 330 statewide, top 24%, 650 students, 25% FRL); Hanover Central High School (math 47% / reading 72%, grade C+, #49 of 369 statewide, top 16%, 782 students, 22% FRL) — zoned schools at 20% FRL track the district average.
Market conditions: 386 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $9k 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 35 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
6 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 $279,813 (11.2% below list)

Questions for the listing agent

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?
It's been on market 35 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.92% ✗
Cap rate: 5.90%
Cash-on-cash: -1.39%
DSCR: 0.94
GRM: 9.1

CMA / ARV

ARV (median comp): $305,240
List price: $314,990
Delta: 3.19%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9024 Remington Way	0.01mi	3/2.5	1,542 (-0%)	1mo	$291,990	$189	99
9029 Remington Way	0.03mi	3/2.5	1,542 (-0%)	0mo	$297,490	$193	98
10913 Remington Pl	0.05mi	3/2.5	1,542 (-0%)	1mo	$291,990	$189	97
9022 Remington Pl	0.03mi	3/2.5	1,543 (0%)	2mo	$300,990	$195	97
8959 Remington Way	0.02mi	3/2.5	1,543 (0%)	4mo	$306,490	$199	96
8954 Remington Way	0.01mi	3/2.5	1,542 (-0%)	4mo	$293,990	$191	96
8958 Remington Way	0.02mi	3/2.5	1,542 (-0%)	4mo	$293,990	$191	96
8952 Remington Way	0.02mi	3/2.5	1,542 (-0%)	4mo	$303,990	$197	96
9346 W 107th Ln	0.41mi	2/2.0 (-1)	1,550 (+0%)	3mo	$325,000	$210	70
8703 Orchid Dr	0.31mi	3/2.5	1,725 (+12%)	2mo	$285,000	$165	65
8737 Clover Ln	0.26mi	3/2.5	1,756 (+14%)	4mo	$309,000	$176	62
8716 Orchid Dr	0.31mi	3/2.5	1,752 (+14%)	3mo	$312,000	$178	61

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: -18.5%
Equity multiple: 0.35×
Total profit: $-55,597
Equity at exit: $45,512

10-year hold

IRR: -10.8%
Equity multiple: 0.35×
Total profit: $-55,855
Equity at exit: $26,392

Cash invested: $85,467 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 14 active · 19 under contract
Months of supply: 4.4 mo (23%/mo absorbed)
Median asking: $349,950 ($197/sqft)
Median days on market: 73 d
This list price: 36% of active listings are priced below it
ARV vs active asking: +0.4% vs current asking $/sqft

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

ZIP-level market 46373

Home prices YoY: -23.8%
Active inventory: 386
Price-to-rent: 9.4×

Monthly cashflow live

Estimated rent: $2,798 high interval (Pro) →
Mortgage (P&I): −$1,601
Tax est. 1.5%: −$382 /mo · $4,579/yr
Insurance: −$127
HOA: −$200
Lot rent: −$0
Vacancy / Maint / Mgmt: −$588
Net cashflow: $-99

Break-even live

Break-even rent $2,923

Max offer price $290,926

Occupancy floor 99%

Sensitivity live

Price	-10% $112	-5% $7	+0% $-99	+5% $-204	+10% $-310
Rent	-10% $-320	-5% $-209	+0% $-99	+5% $12	+10% $122
Rate	-1.0pp $55	-0.5pp $-21	base $-99	+0.5pp $-178	+1.0pp $-258

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: $76,310
Closing costs: $9,157
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

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	140d	1	0.22mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	140d	1	0.26mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	140d	1	0.29mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	79d	1	0.34mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	18d	1	0.76mi

Property features AI

Finance

Other: Living area reported as 1,543 (builder source)Main level and upper level finished areas reported separately
HOA & community: Homeowners association presentAssociation fee $200 monthlyAssociation includes maintenance of grounds, snow removal, and structure maintenanceAssociation offers other amenities

Exterior

Parking: Attached garage2-car garageGarage faces rearDrivewayGarage door opener
Security: Smoke detector(s)
Utilities: Public waterPublic sewerCable availableElectric service: Other
Home design: Two-story attached propertyNew construction (2025)Under construction
Construction: Built in 2025
Exterior features: Neighborhood viewSmoke detector(s)Other exterior features

Interior

Kitchen: RangeMicrowaveDishwasherDisposalPantry
Bedrooms: Primary bedroomBedroom 2Bedroom 3Loft
Flooring: CarpetVinyl
Bathrooms: 1 full bathroom1 three-quarter bathroom1 half bathroom
Heating & cooling: Forced air heating (natural gas)Central air conditioning
Interior features: Open floorplanWalk-in closet(s)PantryDouble vanity
Laundry & utility: Upper-level laundry roomWasher hookupGas dryer hookup

HOA detail $200/mo · $2,400/yr

Likely covers: snow removal

Listing history 50 events

2026-09-24

days on market $314,990 Active 35 DOM
2026-09-23

days on market $314,990 Active 34 DOM
2026-09-22

days on market $314,990 Active 33 DOM
2026-09-21

days on market $314,990 Active 32 DOM
2026-09-20

days on market $314,990 Active 31 DOM
2026-09-19

days on market $314,990 Active 30 DOM
2026-09-18

days on market $314,990 Active 29 DOM
2026-09-17

days on market $314,990 Active 28 DOM
2026-09-16

days on market $314,990 Active 27 DOM
2026-09-15

days on market $314,990 Active 26 DOM
2026-09-14

days on market $314,990 Active 25 DOM
2026-09-13

days on market $314,990 Active 24 DOM
2026-09-12

days on market $314,990 Active 23 DOM
2026-09-11

days on market $314,990 Active 22 DOM
2026-09-05

days on market $314,990 Active 16 DOM
2026-09-04

days on market $314,990 Active 15 DOM
2026-09-02

days on market $314,990 Active 13 DOM
2026-08-31

days on market $314,990 Active 11 DOM
2026-08-29

days on market $314,990 Active 9 DOM
2026-08-28

days on market $314,990 Active 8 DOM
2026-08-27

days on market $314,990 Active 7 DOM
2026-08-26

days on market $314,990 Active 6 DOM
2026-08-25

days on market $314,990 Active 5 DOM
2026-08-24

days on market $314,990 Active 4 DOM
2026-08-23

days on market $314,990 Active 3 DOM
2026-08-22

days on market $314,990 Active 2 DOM
2026-08-20

days on marketlisting id $314,990 Active 1 DOM
2026-08-20

days on market $314,990 Active 44 DOM
2026-08-19

days on market $314,990 Active 43 DOM
2026-08-18

days on market $314,990 Active 42 DOM
2026-08-17

days on market $314,990 Active 41 DOM
2026-08-16

days on market $314,990 Active 40 DOM
2026-08-15

days on market $314,990 Active 39 DOM
2026-08-14

days on market $314,990 Active 38 DOM
2026-08-13

days on market $314,990 Active 37 DOM
2026-08-12

days on market $314,990 Active 36 DOM
2026-08-11

days on market $314,990 Active 35 DOM
2026-08-10

days on market $314,990 Active 34 DOM
2026-08-09

days on market $314,990 Active 33 DOM
2026-08-08

days on market $314,990 Active 32 DOM
2026-08-06

days on market $314,990 Active 30 DOM
2026-08-05

days on market $314,990 Active 29 DOM
2026-08-04

days on market $314,990 Active 28 DOM
2026-08-03

days on market $314,990 Active 27 DOM
2026-07-31

days on market $314,990 Active 24 DOM
2026-07-30

days on market $314,990 Active 23 DOM
2026-07-30

days on market $314,990 Active 22 DOM
2026-07-28

days on market $314,990 Active 21 DOM
2026-07-26

days on market $314,990 Active 19 DOM
2026-07-24

days on market $314,990 Active 17 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 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $33,578
− Mortgage interest: −$17,098
− Property taxes: −$4,579
− Insurance: −$1,526
− Repairs & maintenance: −$2,686
− Management: −$2,686
− HOA: −$2,400
− Depreciation: −$8,880
Taxable loss: −$6,278

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,507
After-tax cash flow: $320/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 · 12 photos

Good 80/100 None rehab

This move-in-ready townhome in St. John, Indiana, offers a good condition with modern amenities and fresh curb appeal. It's ready for immediate occupancy and minor updates can significantly increase its value.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
Both Adding smart home features — Improves convenience and adds modern appeal, attracting both buyers and renters. ↑
Both Upgrading the kitchen appliances — Modern appliances enhance functionality and appeal to potential buyers and renters. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Lincoln Elementary School C+ IN #172/994 Nat'l #8,534/41,679 Middle Hanover Central Middle School D+ IN #79/330 Nat'l #4,522/14,009 High Hanover Central High School C+ IN #49/369 Nat'l #3,588/17,239

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
County: Lake · 484,026 people
City population: 18,509
Metro: Chicago-Naperville-Elgin, IL-IN
Population (ZIP): 18,509
Household income: $123,203
Rent vs Own: 2.0% rent · 98.0% own
Severe rent burden: 8% of renters

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
#125 Cummins Columbus $33.4B #416 Allegion Dublin $3.6B
Healthcare	1	$177B
#20 Elevance Health Indianapolis $177.0B
Pharmaceuticals	1	$45B
#100 Eli Lilly Indianapolis $45.0B
Metals / Steel	1	$18B
#179 Steel Dynamics Fort Wayne $18.2B
Agriculture	1	$17B
#210 Corteva Agriscience Indianapolis $16.5B
Packaging	1	$12B
#474 Berry Global Group Evansville $12.3B

Price history

-1.3% since first listed

15 events — show timeline

2026-08-20 Listed $314,990 NIRA MLS as Distributed by MLS Grid
2026-08-20 Listing Removed — NIRA MLS as Distributed by MLS Grid
2026-07-07 Listing Removed — NIRA MLS as Distributed by MLS Grid
2026-07-07 Listed $314,990 NIRA MLS as Distributed by MLS Grid
2026-07-01 Price Changed $314,990 NIRA MLS as Distributed by MLS Grid
2026-07-01 Price Changed $314,990 Zillow
2026-06-25 Relisted — Zillow
2026-06-25 Delisted — Zillow
2026-06-02 Listing Removed — NIRA MLS as Distributed by MLS Grid
2026-06-02 Listed $319,990 NIRA MLS as Distributed by MLS Grid
2026-05-01 Price Changed $319,990 Zillow
2026-04-30 Price Changed $319,990 NIRA MLS as Distributed by MLS Grid
2026-04-24 Price Changed $314,990 Zillow
2026-04-24 Listed $314,990 NIRA MLS as Distributed by MLS Grid
2026-04-22 Listed $318,990 Zillow

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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