382 Pinewood Dr · South Haven, IN 46385

$285,000

3 bd · 1.5 ba · 1,912 sqft · SingleFamily public records · 88 Days on market

Built 1965 10,018 sqft lot Est $245k · 16% over ↓ 2% since listing

---

Why this score? — see what drove the F 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 +10.9/30.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated home, offering 4 bedrooms and 2 full bathrooms, all thoughtfully renovated with modern finishes. It boasts a large living room and a spacious eat in kitchen that flows seamlessly into the newly updated kitchen. Here, you'll find stunning quartz countertops, sleek stainless steel appliances and a large pantry. Upstairs bedroom could be a wonderful primary bedroom or use as a second living room or play area. The two full bathrooms have been fully remodeled with stylish, contemporary fixtures. The 2 car attached garage is convenient! Call today to make this your new home!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (28.1% below list).
• Recommended offer: $205k (28.1% 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.
• Market conditions: 375 active listings in the ZIP; 2 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 $9k 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

• It's been on market 88 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,930 (28.1% 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. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $244,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
382 Pinewood Dr	0.00mi	4/2.0 (+1)	1,912 (0%)	1mo	$285,000	$149	92
392 Stonehill Dr	0.10mi	4/2.0 (+1)	1,872 (-2%)	4mo	$225,000	$120	82
734 1 Juniper Rd	0.30mi	4/2.0 (+1)	1,920 (+0%)	3mo	$210,000	$109	76
695 Cross Meadows Dr	0.16mi	4/3.0 (+1)	2,000 (+5%)	2mo	$360,000	$180	72
723 Fox River Rd	0.47mi	4/2.0 (+1)	1,872 (-2%)	2mo	$251,000	$134	66
753 Imperial Rd	0.50mi	4/2.0 (+1)	1,920 (+0%)	5mo	$226,000	$118	65
373 W Millport Dr	0.29mi	3/1.5	1,664 (-13%)	2mo	$215,000	$129	64
765 Governor Rd	0.66mi	4/2.0 (+1)	1,920 (+0%)	2mo	$239,900	$125	60
388 Sycamore Dr	0.52mi	3/2.5	2,000 (+5%)	6mo	$265,000	$133	59
397 W Millport Dr	0.37mi	4/2.5 (+1)	2,088 (+9%)	3mo	$267,900	$128	56
746-1 Capitol Rd	0.71mi	4/1.5 (+1)	1,920 (+0%)	7mo	$240,000	$125	56
756 Imperial Rd	0.51mi	4/2.0 (+1)	2,184 (+14%)	1mo	$239,000	$109	45

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-54,244
• Equity at exit: $42,494

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-57,914
• Equity at exit: $24,642

Cash invested: $79,800 (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: 375
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$131 /mo · $1,566/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-125

Break-even live

Break-even rent $2,207

Max offer price $262,940

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.45mi
3471 Sunnyside Dr Portage, IN	1.0–2.0	1.0–2.0	1083	$1,940	$1.79	1d	11	1.31mi

Listing history 3 events

1. 2026-03-03
   status Pending
2. 2026-01-23
   price $285,000
3. 2025-12-05
   listed $289,900 Active

ⓘ 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: $1,566 · $131/mo
• Projected year-2 tax: $1,994 · $166/mo
• Expected delta: +$428/yr (+$36/mo · 27.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,592
• − Mortgage interest: −$15,964
• − Property taxes: −$1,566
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$8,291
• Taxable loss: −$6,589
• Est. tax savings @ 24.0%: +$1,581
• After-tax cash flow: $83/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

-1.7% since first listed

3 events — show timeline

• 2026-03-03 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $285,000 NIRA MLS as Distributed by MLS Grid
• 2025-12-05 Listed $289,900 NIRA MLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2024): $1,566 · +24.9% YoY. Source: county tax records.