7603 W 107th Pl · St. John, IN 46373

$379,990

4 bd · 2.0 ba · 1,771 sqft · SingleFamily · 120 Days on market

Built 2026 Good condition Garage $215/sqft · 7% below area Est $409k · 7% under

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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 +10.7/15.0
• Cash flow +10.3/30.0
• Schools +5.8/10.0
• Condition / age +4.0/5.0
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover expansive ranch living at 7603 W 107th Place in St. John, Indiana, a beautiful new home in The Gates of St. John community. This modern one-level home will be ready for an October move-in! The Chatham plan offers 1,771 square feet of living space with 4 bedrooms, 2 full bathrooms, 2-car garage, and 9-foot ceilings! When you first enter the home, set off to side, you'll find a secondary bedroom and full hall bath tucked away for privacy. Down the hall, you will find the 2nd bedroom on one side, as well as the 3rd bedroom, tucked away, giving this space added privacy. Continuing through the home, the open concept kitchen flows to the dining and family room areas.

Key facts

• En suite bathroom
• Quartz vanity
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• LARGE ISLAND
• CORNER PANTRY
• DESIGNER WHITE CABINETRY
• EN SUITE BATHROOM
• QUARTZ VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (19.5% below list).
• Recommended offer: $306k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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: Timothy Ball Elementary School (math 67% / reading 59%, grade B, #99 of 994 statewide, top 10%, 540 students, 31% 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).
• Market conditions: 386 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $3k of loan paydown is wiped out by about $11k 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 120 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.

Recommended offer $305,912 (19.5% 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 120 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $409,314
• List price: $379,990
• Delta: -6.19%
• 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
7605 W 106th Pl	0.07mi	4/2.0	1,771 (0%)	3mo	$414,990	$234	94
7735 W 106th Pl	0.11mi	4/2.0	1,771 (0%)	1mo	$378,990	$214	94
7658 W 107th Pl	0.05mi	3/2.0 (-1)	1,970 (+11%)	0mo	$409,990	$208	74
10330 Privet Dr	0.47mi	4/2.5	1,771 (0%)	3mo	$370,000	$209	73
7645 W 106th Pl	0.07mi	3/2.0 (-1)	1,970 (+11%)	3mo	$441,990	$224	70
7676 W 106th Pl	0.12mi	3/2.0 (-1)	1,958 (+11%)	3mo	$424,990	$217	70
7694 W 106th Pl	0.12mi	3/2.0 (-1)	1,970 (+11%)	2mo	$409,990	$208	69
10142 Azalea Dr	0.69mi	3/2.0 (-1)	1,802 (+2%)	2mo	$389,900	$216	58
10386 Bryan Pl	0.38mi	3/2.0 (-1)	1,970 (+11%)	1mo	$470,000	$239	58
10160 Privet Dr	0.65mi	3/2.0 (-1)	1,858 (+5%)	2mo	$388,000	$209	54
7690 W 103rd St	0.47mi	3/2.0 (-1)	1,970 (+11%)	0mo	$425,000	$216	54
8460 Larkspur Ter	0.54mi	3/2.0 (-1)	1,960 (+11%)	0mo	$419,900	$214	52

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-74,860
• Equity at exit: $56,658

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-82,166
• Equity at exit: $32,855

Cash invested: $106,397 (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: 15 active · 20 under contract
• Months of supply: 3.3 mo (30%/mo absorbed)
• Median asking: $409,990 ($211/sqft)
• Median days on market: 70 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +9.7% 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: 10.4×

Monthly cashflow live

• Estimated rent: $3,059 high
• Mortgage (P&I): −$1,993
• Tax est. 1.5%: −$475 /mo · $5,700/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-209

Break-even live

Break-even rent $3,324

Max offer price $349,701

Occupancy floor —

Sensitivity live

Price	-10% $53	-5% $-78	+0% $-209	+5% $-341	+10% $-472
Rent	-10% $-451	-5% $-330	+0% $-209	+5% $-88	+10% $32
Rate	-1.0pp $-18	-0.5pp $-113	base $-209	+0.5pp $-308	+1.0pp $-408

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: $94,998
• Closing costs: $11,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7750 W 105th Pl Crown Point, IN	3.0	2.5	2251	$3,299	$1.47	3d	1	0.17mi
7828 W 105th Pl Crown Point, IN	4.0	2.5	2521	$3,200	$1.27	79d	1	0.19mi
10334 Morse Pl Crown Point, IN	4.0	2.5	2521	$3,000	$1.19	8d	1	0.48mi
8688 Larkspur Ln Saint John, IN	3.0	2.5	1758	$3,000	$1.71	79d	1	0.67mi
8726 Orchid Dr Saint John, IN	3.0	2.5	1756	$2,725	$1.55	140d	1	0.68mi
8754 Clover Ln Saint John, IN	3.0	2.5	1756	$2,675	$1.52	140d	1	0.69mi
8769 W 108th Ln Saint John, IN	3.0	2.5	1758	$2,775	$1.58	140d	1	0.72mi
10342 Adler Cv Saint John, IN	3.0	2.0	1944	$3,000	$1.54	18d	1	0.82mi

Property features AI

Finance

• Other: Virtual tour available
• Financial info: List price $384,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property (Chatham plan)Active listing
• Exterior features: Street address: 7603 W 107th Pl, Saint John, IN 46373

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Chatham plan)Living area approximately 1,771

Listing history 50 events

1. 2026-09-24
   price $379,990 Active 120 DOM
2. 2026-09-24
   days on market $383,990 Active 120 DOM
3. 2026-09-23
   days on market $383,990 Active 119 DOM
4. 2026-09-22
   days on market $383,990 Active 118 DOM
5. 2026-09-21
   days on market $383,990 Active 117 DOM
6. 2026-09-20
   days on market $383,990 Active 116 DOM
7. 2026-09-19
   days on market $383,990 Active 115 DOM
8. 2026-09-18
   days on market $383,990 Active 114 DOM
9. 2026-09-17
   days on market $383,990 Active 113 DOM
10. 2026-09-16
    days on market $383,990 Active 112 DOM
11. 2026-09-15
    days on market $383,990 Active 111 DOM
12. 2026-09-14
    days on market $383,990 Active 110 DOM
13. 2026-09-13
    days on market $383,990 Active 109 DOM
14. 2026-09-12
    days on market $383,990 Active 108 DOM
15. 2026-09-11
    days on market $383,990 Active 107 DOM
16. 2026-09-05
    days on market $383,990 Active 101 DOM
17. 2026-09-04
    days on market $383,990 Active 100 DOM
18. 2026-09-02
    pricedays on market $383,990 Active 98 DOM
19. 2026-08-10
    days on market $381,990 Active 97 DOM
20. 2026-08-09
    days on market $381,990 Active 96 DOM
21. 2026-08-08
    days on market $381,990 Active 95 DOM
22. 2026-08-06
    days on market $381,990 Active 93 DOM
23. 2026-08-05
    days on market $381,990 Active 92 DOM
24. 2026-08-04
    days on market $381,990 Active 91 DOM
25. 2026-08-03
    days on market $381,990 Active 90 DOM
26. 2026-07-31
    days on market $381,990 Active 87 DOM
27. 2026-07-30
    days on market $381,990 Active 85 DOM
28. 2026-07-28
    days on market $381,990 Active 84 DOM
29. 2026-07-26
    days on market $381,990 Active 82 DOM
30. 2026-07-24
    days on market $381,990 Active 80 DOM
31. 2026-07-23
    days on market $381,990 Active 79 DOM
32. 2026-07-22
    days on market $381,990 Active 78 DOM
33. 2026-07-21
    days on market $381,990 Active 77 DOM
34. 2026-07-20
    days on market $381,990 Active 76 DOM
35. 2026-07-18
    days on market $381,990 Active 74 DOM
36. 2026-07-18
    days on market $381,990 Active 73 DOM
37. 2026-07-16
    days on market $381,990 Active 72 DOM
38. 2026-07-15
    days on market $381,990 Active 71 DOM
39. 2026-07-14
    days on market $381,990 Active 70 DOM
40. 2026-07-13
    days on market $381,990 Active 69 DOM
41. 2026-07-13
    days on market $381,990 Active 68 DOM
42. 2026-07-11
    days on market $381,990 Active 67 DOM
43. 2026-07-10
    days on market $381,990 Active 66 DOM
44. 2026-07-09
    days on market $381,990 Active 65 DOM
45. 2026-07-07
    days on market $381,990 Active 63 DOM
46. 2026-07-06
    days on market $381,990 Active 62 DOM
47. 2026-07-06
    days on market $381,990 Active 61 DOM
48. 2026-07-05
    days on market $381,990 Active 60 DOM
49. 2026-07-03
    days on market $381,990 Active 59 DOM
50. 2026-07-02
    days on market $381,990 Active 58 DOM

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

Taxation est. · year 1

• Rental income: $36,709
• − Mortgage interest: −$21,285
• − Property taxes: −$5,700
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,937
• − Management: −$2,937
• − Depreciation: −$11,054
• Taxable loss: −$9,103
• Est. tax savings @ 24.0%: +$2,185
• After-tax cash flow: $-327/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $8,855–$26,565 screening

This move-in ready home in The Gates of St. John community is in excellent condition with no visible repairs needed. It offers a good balance of curb appeal and interior updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the kitchen and bathrooms — New flooring can improve the look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can enhance convenience and add value to the home. ↑
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and property value. ↑

ⓘ 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.

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Timothy Ball Elementary School B IN #99/994 Nat'l #5,998/41,679 Middle Colonel John Wheeler Middle School D+ IN #76/330 Nat'l #4,433/14,009 High Crown Point High School B IN #29/369 Nat'l #2,744/17,239

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 — 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

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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%

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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%

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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

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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

• Other: Virtual tour available
• Financial info: List price $384,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family property (Chatham plan)Active listing
• Exterior features: Street address: 7603 W 107th Pl, Saint John, IN 46373

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec home (Chatham plan)Living area approximately 1,771