11809 Kentucky St · Crown Point, IN 46307

$295,000

3 bd · 2.0 ba · 1,468 sqft · Townhouse · 9 Days on market

Built 2025 1,914 sqft lot Est $288k · at est. $150/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 +9.8/30.0
• ARV discount +6.4/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom Tate is under construction! The open concept main floor w/ 9' ceilings offers the perfect space to make your own. You'll love your new kitchen w/ 42" Alpine cabinets, quartz countertops, and kitchen appliances including the refrig. The main floor bedroom and a walk-in shower in the powder bath add convenience for a guest room, family member, or home office space. The 2nd floor features a generous sized owners' bedroom with walk in closet, bathroom and a 2nd bedroom. The 2nd floor laundry includes a washer and gas dryer. Luxury vinyl plank flooring throughout the main living area and upgraded carpet on the 2nd floor. A Ring doorbell, and low maintenance landscaping w/ irrigation make this home complete. Enjoy peace of mind with the 10-year structural and 4-year workmanship on the roof warranties along with an industry best customer care program. Visit and find a place where you belong!

Key facts

• Quartz countertops
• Microwave
• Gas range

Tags

• OPEN-CONCEPT FLOOR PLAN
• 42-INCH ALPINE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL REFRIGERATOR
• GAS RANGE
• MICROWAVE

Property features AI

Finance

• HOA & community: Homeowners association managed by 1st American Management; Monthly association fee ($150) covering grounds maintenance and snow removal

Exterior

• Parking: Detached garage; 2-car garage; Garage faces rear with alley access; Paved parking; Off-street parking; Additional parking; Garage door opener; Kitchen-level parking access
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Natural gas connected; Cable available
• Home design: Attached property; Two stories; Built in 2025
• Construction: Vinyl siding
• Exterior features: Private yard; Covered patio; Front porch; Neighborhood view

Interior

• Kitchen: Built-in gas range; Stainless steel appliances; Refrigerator; Microwave; Dishwasher; Disposal; ENERGY STAR qualified appliances
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Walk-in closets; Recessed lighting; Pantry; Open floorplan; Kitchen island; In-law floorplan; High ceilings
• Laundry & utility: Washer; Dryer; Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (14.2% below list).
• Recommended offer: $253k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Solon Robinson Elementary School (math 59% / reading 57%, grade C+, #160 of 994 statewide, top 17%, 528 students, 34% 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).
• 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Recommended offer $253,248 (14.2% 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. 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 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?
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: 0.86% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $287,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11886 Kentucky St	0.09mi	3/2.0	1,414 (-4%)	0mo	$299,900	$212	90
1053 E 117th Ln	0.04mi	2/2.0 (-1)	1,497 (+2%)	4mo	$273,000	$182	86
11803 Rhode Island St	0.12mi	2/2.0 (-1)	1,484 (+1%)	3mo	$273,000	$184	85
11878 Kentucky St	0.08mi	2/1.5 (-1)	1,452 (-1%)	6mo	$269,900	$186	82
1023 E 117th Ln	0.05mi	2/1.5 (-1)	1,408 (-4%)	4mo	$280,000	$199	80
11897 Rhode Island St	0.15mi	2/1.5 (-1)	1,408 (-4%)	2mo	$279,900	$199	78
1003 E 117th Ln	0.06mi	2/1.5 (-1)	1,356 (-8%)	1mo	$289,900	$214	76
11792 Rhode Island St	0.16mi	2/2.0 (-1)	1,377 (-6%)	3mo	$300,000	$218	74
11421 Vermont Pl	0.51mi	3/1.5	1,504 (+2%)	2mo	$275,000	$183	69
11811 Rhode Island St	0.12mi	2/1.5 (-1)	1,304 (-11%)	5mo	$255,000	$196	64
11405 Vermont Pl	0.53mi	2/1.5 (-1)	1,410 (-4%)	1mo	$249,500	$177	61
11828 Broadway	0.71mi	2/1.5 (-1)	1,380 (-6%)	2mo	$240,000	$174	49

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-60,839
• Equity at exit: $43,985

10-year hold

• IRR: -16.0%
• Equity multiple: 0.12×
• Total profit: $-72,713
• Equity at exit: $25,506

Cash invested: $82,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,532 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$150
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-188

Break-even live

Break-even rent $2,770

Max offer price $267,793

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-86	+0% $-188	+5% $-290	+10% $-392
Rent	-10% $-388	-5% $-288	+0% $-188	+5% $-88	+10% $12
Rate	-1.0pp $-39	-0.5pp $-113	base $-188	+0.5pp $-264	+1.0pp $-342

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 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
396 Golden Oak Ct Crown Point, IN	3.0	2.0	1670	$2,300	$1.38	0d	1	1.24mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: gaslandscaping

Listing history 7 events

1. 2026-06-21
   pricedays on market $295,000 Active 9 DOM
2. 2026-06-18
   days on market $299,999 Active 6 DOM
3. 2026-06-17
   days on market $299,999 Active 5 DOM
4. 2026-06-16
   days on market $299,999 Active 4 DOM
5. 2026-06-15
   days on market $299,999 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $299,999 Active 1 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 ≥102°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: $30,390
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − HOA: −$1,800
• − Depreciation: −$8,582
• Taxable loss: −$7,279
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $-509/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

• Census place: Crown Point, IN
• 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

+3.4% since first listed

10 events — show timeline

• 2026-06-12 Listed $299,999 NIRA MLS as Distributed by MLS Grid
• 2025-05-06 Sold (MLS) $284,143 NIRA MLS as Distributed by MLS Grid
• 2025-04-04 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-04-02 Listed $284,143 NIRA MLS as Distributed by MLS Grid
• 2025-02-26 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2025-02-11 Price Changed $290,143 NIRA MLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $283,263 NIRA MLS as Distributed by MLS Grid
• 2024-12-12 Price Changed $289,043 NIRA MLS as Distributed by MLS Grid
• 2024-11-07 Price Changed $290,043 NIRA MLS as Distributed by MLS Grid
• 2024-08-15 Listed $290,143 NIRA MLS as Distributed by MLS Grid

Property tax history

-4.5%/yr

Latest (2024): $4 · -6.0% YoY. Source: county tax records.