9443 Van Buren St · Crown Point, IN 46307

$269,900

2 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 27 Days on market

Built 1993 Est $277k · at est.

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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 +14.7/30.0
• ARV discount +8.6/15.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch on pond. Vaulted ceilings in living room. 2 spacious bedrooms and a primary bedroom suite with jacuzzi tub. Walk in closet in primary bedroom. Enjoy a cup of coffee on the screened in deck that looks out to the pond with the fountain.

Key facts

• Screened in deck
• Walk in closet
• Ranch on pond

Tags

• RANCH ON POND
• SCREENED IN DECK
• JACUZZI TUB
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $67 ($801/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (18.3% below list).
• Recommended offer: $220k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• Zoned schools: Homer Iddings Elementary School (math 22% / reading 22%, grade F, #790 of 994 statewide, top 81%, 488 students, 69% FRL); Pierce Middle School (math 18% / reading 37%, grade F, #230 of 330 statewide, top 71%, 919 students, 70% FRL); Merrillville High School (math 19% / reading 55%, grade F, #247 of 369 statewide, top 70%, 2,042 students, 64% FRL) — zoned schools average 68% FRL vs 50% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 753 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $8k 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 27 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,457 (18.3% below list)

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. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $276,675
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 W 93rd Pl	0.39mi	3/2.0 (+1)	1,357 (+6%)	6mo	$324,000	$239	61
1422 W 97th Pl	0.39mi	3/2.0 (+1)	1,186 (-7%)	8mo	$287,000	$242	58
1280 W 97th Ln	0.42mi	3/2.0 (+1)	1,200 (-6%)	21mo	$260,000	$217	48
9501 Lincoln Ct	0.36mi	3/2.0 (+1)	1,422 (+12%)	17mo	$250,000	$176	45
9740 Grant Pl	0.69mi	2/1.5	1,122 (-12%)	17mo	$205,000	$183	32
1553 W 98th Pl	0.60mi	3/1.5 (+1)	1,412 (+11%)	21mo	$295,000	$209	29

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-40,606
• Equity at exit: $40,243

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-34,443
• Equity at exit: $23,336

Cash invested: $75,572 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $67

Break-even live

Break-even rent $2,120

Max offer price $269,900

Occupancy floor 92%

Sensitivity live

Price	-10% $220	-5% $143	+0% $67	+5% $-10	+10% $-86
Rent	-10% $-107	-5% $-20	+0% $67	+5% $154	+10% $241
Rate	-1.0pp $203	-0.5pp $135	base $67	+0.5pp $-3	+1.0pp $-74

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9310 Monroe St Crown Point, IN	3.0	2.0	1370	$2,521	$1.84	6d	1	0.21mi
9310 Monroe St Crown Point, IN	2.0	2.0	1034	$2,254	$2.18	26d	1	0.21mi
9310 Monroe St Crown Point, IN	2.0	2.0	947	$2,314	$2.44	45d	1	0.21mi
9047 Connecticut Dr Merrillville, IN	2.0	2.0	1252	$2,852	$2.28	0d	1	0.82mi
9000 Lincoln St Merrillville, IN	2.0	2.0	1196	$2,181	$1.82	17d	1	0.83mi
9000 Lincoln St Merrillville, IN	3.0	2.0	1223	$3,119	$2.55	24d	1	0.83mi
9000 Lincoln St Merrillville, IN	2.0	2.0	1196	$2,238	$1.87	45d	1	0.83mi
9123 Cleveland St Merrillville, IN	1.0–2.0	1.0–2.0	1068	$2,145	$2.01	0d	34	0.87mi
8400 Grant Cir Merrillville, IN	1.0–2.0	1.0–2.0	904	$1,550	$1.71	0d	9	1.27mi

Listing history 16 events

1. 2026-06-21
   days on market $269,900 Active 27 DOM
2. 2026-06-18
   days on market $269,900 Active 24 DOM
3. 2026-06-17
   days on market $269,900 Active 23 DOM
4. 2026-06-16
   days on market $269,900 Active 22 DOM
5. 2026-06-15
   days on market $269,900 Active 21 DOM
6. 2026-06-13
   days on market $269,900 Active 19 DOM
7. 2026-06-13
   days on market $269,900 Active 18 DOM
8. 2026-06-09
   days on market $269,900 Active 15 DOM
9. 2026-06-08
   days on market $269,900 Active 14 DOM
10. 2026-06-07
    days on market $269,900 Active 13 DOM
11. 2026-06-04
    days on market $269,900 Active 10 DOM
12. 2026-06-03
    days on market $269,900 Active 9 DOM
13. 2026-06-02
    days on market $269,900 Active 8 DOM
14. 2026-06-01
    days on market $269,900 Active 7 DOM
15. 2026-05-31
    days on market $269,900 Active 6 DOM
16. 2026-05-26
    listed $269,900 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: $1,764 · $147/mo
• Projected year-2 tax: $2,029 · $169/mo
• Expected delta: +$265/yr (+$22/mo · 15.0%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,455
• − Mortgage interest: −$15,119
• − Property taxes: −$1,764
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − Depreciation: −$7,852
• Taxable loss: −$3,862
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $1,728/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

1 event — show timeline

• 2026-05-26 Listed $269,900 FSBO.com

Property tax history

+2.3%/yr

Latest (2024): $1,764 · +3.1% YoY. Source: county tax records.