1604 W 99th Pl · Crown Point, IN 46307

$244,000

3 bd · 2.5 ba · 2,223 sqft · SingleFamily public records · 11 Days on market

Built 1990 9,757 sqft lot $110/sqft · 28% below area Est $338k · 28% under

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Why this score? — see what drove the C+ 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom built 3-4 bedroom cape cod with 3 bathrooms. 6 panel doors, ceramic bath, jacuzzi and full brick wall fireplace in the main floor family room. Great floor plan. Capture the lovely backyard and deck off the dining room. 5 ceiling fans. ALL appliances stay. Attached 2 car garage. MUST see to appreciate. Priced to sell. Seller is providing a 13 month home warranty for new buyer.

Key facts

• 9,757 sq ft lot
• 2 garage spots
• Built 1990

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: One and one-half story; Built in 1990
• Construction: Crawl space basement
• Exterior features: Neighborhood view

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Family room fireplace (1 fireplace)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $244k).
• Cap rate 8.4% 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-.
• Merrillville Community School Corporation (suburban): math 22% / reading 36% proficiency, ranked #240 of 301 in IN (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.5%/yr); 739 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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 $244,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $338,413
• List price: $244,000
• Delta: -27.90%
• 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
1547 W 99th Ave	0.04mi	3/2.0	2,274 (+2%)	0mo	$335,000	$147	92
1522 W 99th Ave	0.10mi	4/2.0 (+1)	2,254 (+1%)	10mo	$350,000	$155	77
1735 W 98th Pl	0.20mi	3/2.0	2,087 (-6%)	6mo	$295,000	$141	73
1215 Westbrook Ct	0.53mi	3/2.5	2,124 (-4%)	4mo	$449,000	$211	65
1235 W 99th Ave	0.44mi	3/3.0	2,092 (-6%)	6mo	$358,800	$172	63
1305 Westbrook Dr	0.43mi	4/2.5 (+1)	2,103 (-5%)	6mo	$385,000	$183	61
1608 W 95th Ct	0.56mi	4/2.0 (+1)	2,220 (-0%)	10mo	$318,000	$143	58
10036 Fillmore Ct	0.14mi	4/3.0 (+1)	1,958 (-12%)	14mo	$345,000	$176	55
1424 W 94th Pl	0.61mi	3/2.0	2,118 (-5%)	9mo	$305,000	$144	55
1810 W 95th Ct	0.63mi	3/2.0	2,420 (+9%)	2mo	$232,500	$96	53
2150 W 95th Ave	0.75mi	4/2.5 (+1)	2,300 (+4%)	2mo	$320,000	$139	53
9540 Cleveland St	0.65mi	3/2.0	2,371 (+7%)	10mo	$290,000	$122	48

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-14,063
• Equity at exit: $36,381

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $17,182
• Equity at exit: $21,097

Cash invested: $68,320 (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: 739
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$260 /mo · $3,126/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $419

Break-even live

Break-even rent $2,078

Max offer price $244,000

Occupancy floor 79%

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 W 97th Ave Crown Point, IN	3.0	3.0	1928	$2,800	$1.45	6d	1	0.34mi
925 W 89th Pl Merrillville, IN	3.0	2.5	2292	$2,850	$1.24	7d	1	1.31mi
827 Veterans Ln Crown Point, IN	2.0	2.0	1555	$2,395	$1.54	1d	1	1.48mi

Listing history 11 events

1. 2026-05-05
   status Pending 375-char remark
2. 2026-04-24
   listed $244,000 Active 375-char remark
3. 2021-08-20
   soldstatus $276,500 385-char remark

   Show marketing remark (385 chars)

   Custom built 3-4 bedroom cape cod with 3 bathrooms. 6 panel doors, ceramic bath, jacuzzi and full brick wall fireplace in the main floor family room. Great floor plan. Capture the lovely backyard and deck off the dining room. 5 ceiling fans. ALL appliances stay. Attached 2 car garage. MUST see to appreciate. Priced to sell. Seller is providing a 13 month home warranty for new buyer.

4. 2021-06-04
   listed $274,900 385-char remark

   Show marketing remark (385 chars)

   Custom built 3-4 bedroom cape cod with 3 bathrooms. 6 panel doors, ceramic bath, jacuzzi and full brick wall fireplace in the main floor family room. Great floor plan. Capture the lovely backyard and deck off the dining room. 5 ceiling fans. ALL appliances stay. Attached 2 car garage. MUST see to appreciate. Priced to sell. Seller is providing a 13 month home warranty for new buyer.

5. 2002-09-16
   listed $153,900
6. 2002-09-12
   historical
7. 2002-06-11
   listed $153,900
8. 1999-08-03
   historical
9. 1999-05-03
   listed $165,000
10. 1999-03-15
    historical
11. 1998-09-15
    listed $175,900

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

Tax reassessment forecast IN · Partial reset (capped growth)

• Current annual tax: $3,126 · $260/mo
• Projected year-2 tax: $3,126 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,303
• − Mortgage interest: −$13,668
• − Property taxes: −$3,126
• − Insurance: −$1,220
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$7,098
• Taxable income: $1,183
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $4,745/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: Merrillville Community School Corporation
• NCES district ID: 1809690
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 36% ▼ -8.00%
• Median HH income: $54,401
• Composite: 25.74/100
• National rank: #7375
• State rank: #240 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

+38.7% since first listed

11 events — show timeline

• 2026-05-05 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-04-24 Listed $244,000 NIRA MLS as Distributed by MLS Grid
• 2021-08-20 Sold (MLS) $276,500 NIRA MLS as Distributed by MLS Grid
• 2021-06-04 Listed $274,900 NIRA MLS as Distributed by MLS Grid
• 2002-09-16 Listed $153,900 NIRA MLS as Distributed by MLS Grid
• 2002-09-12 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 2002-06-11 Listed $153,900 NIRA MLS as Distributed by MLS Grid
• 1999-08-03 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 1999-05-03 Listed $165,000 NIRA MLS as Distributed by MLS Grid
• 1999-03-15 Listing Removed — NIRA MLS as Distributed by MLS Grid
• 1998-09-15 Listed $175,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2024): $3,126 · +0.5% YoY. Source: county tax records.