670 Newport Rd · South Haven, IN 46385

$274,900

4 bd · 2.5 ba · 1,920 sqft · SingleFamily public records · 11 Days on market

Built 1971 9,583 sqft lot Est $271k · at est. $35/mo HOA · 2% of rent

---

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 +11.4/30.0
• ARV discount +6.8/15.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• Schools +2.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME!! This 4 Bdrm, 2 Bath Cape Cod has everything you need and more! The Kitchen and BOTH Bathrooms have been beautifully remodeled. The Kitchen features soft close cabinets, granite countertops, center island, SS appliances and glass tile backsplash. All bedrooms had carpet replaced 4 years ago. Master bedroom features large walk in closet. This lovely home comes with a fully fenced yard on a quiet street. TWO 2.5 Car Garages built in 2008! The detached garage is insulated, with a built in workbench and shelving. Make your appointment today - this is the one you've been waiting for!

Key facts

• Hardwood flooring
• Custom backsplash
• Eat-in dining space

Tags

• REMODELED KITCHEN
• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• CUSTOM BACKSPLASH
• STAINLESS STEEL APPLIANCES
• EAT-IN DINING SPACE

Property features AI

Finance

• HOA & community: Homeowners association: South Haven Home Owners Association; HOA fee $420 annually; Association offers no additional amenities

Exterior

• Parking: Attached garage; Heated garage; Garage faces front; Driveway; Garage door opener; Detached parking; Approximately 4.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: One-and-a-half story home; Built in 1971
• Construction: Crawl space foundation
• Exterior features: Neighborhood view; Back yard fencing; Outbuilding; Detached garage(s)

Interior

• Kitchen: Built-in gas range; Refrigerator; Microwave; Dishwasher
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Total rooms: 7
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fans; Walk-in closets; Open floor plan; Kitchen island; Granite countertops; Eat-in kitchen
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.1% below list).
• Recommended offer: $206k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#119 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Portage Township Schools (suburban): math 26% / reading 36% proficiency, ranked #221 of 301 in IN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Haven Elementary School (math 32% / reading 32%, grade F, #652 of 994 statewide, top 68%, 281 students, 64% FRL); William Fegely Middle School (math 19% / reading 32%, grade F, #243 of 330 statewide, top 74%, 633 students, 66% FRL); Portage High School (math 25% / reading 55%, grade F, #217 of 369 statewide, top 59%, 2,243 students, 55% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 378 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 542 units permitted in Porter County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Porter County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.
• Current owner paid $175k; list at $275k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $206,021 (25.1% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.75% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $270,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Old Forge Rd	0.43mi	4/2.0	1,920 (0%)	4mo	$261,999	$136	75
641-1 Osage Rd	0.39mi	4/2.0	1,920 (0%)	8mo	$210,000	$109	73
628 Old Forge Rd	0.51mi	4/2.0	1,920 (0%)	4mo	$225,000	$117	71
627 Oregon Rd	0.45mi	4/2.0	1,920 (0%)	11mo	$255,000	$133	68
629 Osage Rd	0.48mi	4/2.0	1,920 (0%)	10mo	$266,000	$139	68
645 Oswego Rd	0.42mi	4/2.0	1,920 (0%)	15mo	$273,000	$142	66
630 Olympia Rd	0.47mi	4/2.0	1,920 (0%)	16mo	$270,000	$141	63
657 Nome Rd	0.26mi	3/2.0 (-1)	1,736 (-10%)	8mo	$250,000	$144	58
695 Cross Meadows Dr	0.69mi	4/3.0	2,000 (+4%)	2mo	$360,000	$180	57
641 Oxbow Ct	0.49mi	4/1.5	1,696 (-12%)	11mo	$236,000	$139	44
717 Mccool Rd	0.65mi	4/2.5	1,690 (-12%)	8mo	$259,000	$153	43
623 Oxbow Rd	0.63mi	4/2.0	1,664 (-13%)	9mo	$245,000	$147	39

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-50,712
• Equity at exit: $40,988

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-52,314
• Equity at exit: $23,768

Cash invested: $76,972 (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 46385

• Active inventory: 378
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,060 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$115
• HOA: −$35
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-96

Break-even live

Break-even rent $2,181

Max offer price $258,012

Occupancy floor 100%

Sensitivity live

Price	-10% $60	-5% $-18	+0% $-96	+5% $-173	+10% $-251
Rent	-10% $-258	-5% $-177	+0% $-96	+5% $-14	+10% $67
Rate	-1.0pp $43	-0.5pp $-26	base $-96	+0.5pp $-167	+1.0pp $-239

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
397 Plymouth Rd Unit B Valparaiso, IN	3.0	2.0	1300	$1,795	$1.38	45d	1	0.46mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 9 events

1. 2026-06-15
   status $274,900 Pending 11 DOM
2. 2026-06-15
   days on market $274,900 Active 11 DOM
3. 2026-06-13
   days on market $274,900 Active 9 DOM
4. 2026-06-13
   days on market $274,900 Active 8 DOM
5. 2026-06-09
   days on market $274,900 Active 5 DOM
6. 2026-06-08
   days on market $274,900 Active 4 DOM
7. 2026-06-07
   days on market $274,900 Active 3 DOM
8. 2026-06-04
   remarks 699-char remark
9. 2026-06-04
   listed $274,900 Active 1 DOM

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$376/yr (+$31/mo · 23.7%)

ⓘ 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 2/10 Low 7 d/yr ≥102°F today · 15 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,723
• − Mortgage interest: −$15,399
• − Property taxes: −$1,584
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − HOA: −$420
• − Depreciation: −$7,997
• Taxable loss: −$6,008
• Est. tax savings @ 24.0%: +$1,442
• After-tax cash flow: $295/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: Portage Township Schools
• NCES district ID: 1809150
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 36% ▼ -10.00%
• Median HH income: $53,880
• Composite: 27.37/100
• National rank: #6978
• State rank: #221 of 301 in IN

Livability — South Haven

• Score: 72/100
• State rank: #119
• US rank: #6424

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment C+ Housing A+ Health & safety A User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Haven, IN
• County: Porter County · 151,647 people
• Metro: Chicago-Naperville-Elgin, IL-IN-WI
• Population (ZIP): 40,856
• Household income: $98,957
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 304.0

Population outlook (Porter County) Hauer SSP2

• Today (2025): 177,804 people
• By 2030: 181,552 · +2.1%
• By 2040: 185,830 · +4.5%
• By 2050: 187,498 · +5.5%
• By 2075: 189,585 · +6.6%
• By 2100: 183,722 · +3.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Porter

• 2024 margin: R (+10.5) · D 43.8% · R 54.3% · Other 1.8%
• 2008→2024 swing: -17.7pp toward R · 2008: 7.2pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+6.1 2016: R+6.8 2012: D+3.8 2008: D+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.11%
• Current HPI: 201.7039
• Rent YoY: —
• 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

+125.0% since first listed

6 events — show timeline

• 2026-06-04 Listed $274,900 NIRA MLS as Distributed by MLS Grid
• 2020-05-06 Sold (MLS) $175,000 NIRA MLS as Distributed by MLS Grid
• 2020-03-09 Listed $175,000 NIRA MLS as Distributed by MLS Grid
• 2015-06-16 Sold (MLS) $130,000 NIRA MLS as Distributed by MLS Grid
• 2015-02-23 Listed $139,000 NIRA MLS as Distributed by MLS Grid
• 2006-05-01 Listed $122,200 NIRA MLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2024): $1,584 · +3.0% YoY. Source: county tax records.