Aspen Plan · Lowell, IN 46356

$261,995

2 bd · 1.5 ba · 1,616 sqft · Townhouse · 253 Days on market

Good condition $125/mo HOA · 5% of rent

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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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of space, style, and low-maintenance living in The Aspen, a two-story townhome located in the sought-after Stone Mill community in Lowell, Indiana. With 1,616 square feet, this thoughtfully designed floor plan offers 2 to 3 bedrooms, 1.5 to 2.5 bathrooms, and smart options to fit your lifestyle. On the main floor, you'll find a bright open-concept layout with 9 ft ceilings that connects the great room to the kitchen and breakfast area-perfect for entertaining, relaxing, or spending time with family. Optional upgrades like a breakfast bar, extended cabinetry, and a sunroom bring even more function and flow to the space. Sliding doors open to the available patio, creating a natural indoor-outdoor connection. Upstairs, the spacious primary suite includes a large walk-in closet and a well-appointed bath, with the option to upgrade to a grand private bath for added luxury. Depending on your chosen layout, The Aspen can include two secondary bedrooms or a loft-ideal for a home office, media space, or guest room. Additional highlights include a second-floor laundry room, multiple linen closets, and flexible storage options throughout. Personalize your layout with an optional third bedroom, private bath, or enhanced primary suite. Located just minutes from Route 2 and I-65, Stone Mill offers easy access to local shopping, dining, and the Indiana/Illinois border-all with the benefit of low Indiana property taxes and low-maintenance HOA living.

Key facts

• Bright kitchen
• Well-appointed bath
• Large walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• BRIGHT KITCHEN
• AVAILABLE PATIO
• SPACIOUS PRIMARY SUITE
• LARGE WALK-IN CLOSET
• WELL-APPOINTED BATH

🏗️ New construction. The $261,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,498.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-41 ($-493/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (8.6% below list).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.9% in Lowell — 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 76/100 on livability (#51 in IN, #3,455 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Tri-Creek School Corporation (town): math 46% / reading 56% proficiency, ranked #39 of 301 in IN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 350 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 253 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,555 (12.0% 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 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.1

CMA / ARV

• ARV (median comp): $261,498
• List price: $261,995
• Delta: 0.19%
• 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
425 Briarwood Ln	0.39mi	2/2.5	1,640 (+2%)	5mo	$235,000	$143	71
313 Sweetbriar Ct	0.60mi	2/1.5	1,640 (+2%)	7mo	$243,000	$148	63
231 Sweetbriar Ct	0.63mi	3/1.5 (+1)	1,542 (-5%)	1mo	$254,900	$165	57
231 Sweetbriar Ct	0.63mi	3/1.5 (+1)	1,542 (-5%)	1mo	$254,900	$165	57
18502 Percy Ln	0.39mi	3/2.5 (+1)	1,717 (+6%)	7mo	$282,000	$164	56
18532 Percy Ln	0.39mi	3/2.5 (+1)	1,767 (+9%)	7mo	$263,444	$149	52
18582 Percy Ln	0.39mi	3/2.5 (+1)	1,767 (+9%)	9mo	$253,000	$143	50
8330 Kannon Dr	0.40mi	3/2.5 (+1)	1,815 (+12%)	3mo	$285,000	$157	50
8366 Kannon Dr	0.46mi	3/2.5 (+1)	1,840 (+14%)	2mo	$290,000	$158	45
18512 Percy Ln	0.39mi	3/2.5 (+1)	1,840 (+14%)	6mo	$274,204	$149	44
18522 Percy Ln	0.39mi	3/2.5 (+1)	1,840 (+14%)	7mo	$272,005	$148	44
18592 Percy Ln	0.39mi	3/2.5 (+1)	1,840 (+14%)	9mo	$282,954	$154	42

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-44,878
• Equity at exit: $38,990

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-41,990
• Equity at exit: $22,610

Cash invested: $73,219 (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 46356

• Home prices YoY: -30.1%
• Active inventory: 350
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,394 medium
• Mortgage (P&I): −$1,371
• Tax est. 1.5%: −$327 /mo · $3,922/yr
• Insurance: −$109
• HOA: −$125
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-41

Break-even live

Break-even rent $2,446

Max offer price $255,552

Occupancy floor 97%

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: $65,375
• Closing costs: $7,845
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8301 Kannon Dr Lowell, IN	3.0	2.5	1717	$2,800	$1.63	15d	1	0.43mi
510 Creekside Dr Lowell, IN	1.0–2.0	1.0–2.0	962	$1,512	$1.57	1d	7	0.45mi
8366 Kannon Dr Lowell, IN	3.0	2.5	1840	$2,550	$1.39	2d	1	0.48mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 16 events

1. 2026-06-18
   days on market $261,995 Active 253 DOM
2. 2026-06-17
   days on market $261,995 Active 252 DOM
3. 2026-06-16
   days on market $261,995 Active 251 DOM
4. 2026-06-15
   days on market $261,995 Active 250 DOM
5. 2026-06-13
   days on market $261,995 Active 248 DOM
6. 2026-06-09
   days on market $261,995 Active 244 DOM
7. 2026-06-08
   days on market $261,995 Active 243 DOM
8. 2026-06-07
   days on market $261,995 Active 242 DOM
9. 2026-06-04
   days on market $261,995 Active 239 DOM
10. 2026-06-03
    days on market $261,995 Active 238 DOM
11. 2026-06-02
    days on market $261,995 Active 237 DOM
12. 2026-06-01
    days on market $261,995 Active 236 DOM
13. 2026-05-31
    days on market $261,995 Active 235 DOM
14. 2026-03-10
    price $261,995 1485-char remark

    Show marketing remark (1485 chars)

    Discover the perfect blend of space, style, and low-maintenance living in The Aspen, a two-story townhome located in the sought-after Stone Mill community in Lowell, Indiana. With 1,616 square feet, this thoughtfully designed floor plan offers 2 to 3 bedrooms, 1.5 to 2.5 bathrooms, and smart options to fit your lifestyle. On the main floor, you'll find a bright open-concept layout with 9 ft ceilings that connects the great room to the kitchen and breakfast area-perfect for entertaining, relaxing, or spending time with family. Optional upgrades like a breakfast bar, extended cabinetry, and a sunroom bring even more function and flow to the space. Sliding doors open to the available patio, creating a natural indoor-outdoor connection. Upstairs, the spacious primary suite includes a large walk-in closet and a well-appointed bath, with the option to upgrade to a grand private bath for added luxury. Depending on your chosen layout, The Aspen can include two secondary bedrooms or a loft-ideal for a home office, media space, or guest room. Additional highlights include a second-floor laundry room, multiple linen closets, and flexible storage options throughout. Personalize your layout with an optional third bedroom, private bath, or enhanced primary suite. Located just minutes from Route 2 and I-65, Stone Mill offers easy access to local shopping, dining, and the Indiana/Illinois border-all with the benefit of low Indiana property taxes and low-maintenance HOA living.

15. 2025-10-15
    price $255,995 1485-char remark

    Show marketing remark (1485 chars)

    Discover the perfect blend of space, style, and low-maintenance living in The Aspen, a two-story townhome located in the sought-after Stone Mill community in Lowell, Indiana. With 1,616 square feet, this thoughtfully designed floor plan offers 2 to 3 bedrooms, 1.5 to 2.5 bathrooms, and smart options to fit your lifestyle. On the main floor, you'll find a bright open-concept layout with 9 ft ceilings that connects the great room to the kitchen and breakfast area-perfect for entertaining, relaxing, or spending time with family. Optional upgrades like a breakfast bar, extended cabinetry, and a sunroom bring even more function and flow to the space. Sliding doors open to the available patio, creating a natural indoor-outdoor connection. Upstairs, the spacious primary suite includes a large walk-in closet and a well-appointed bath, with the option to upgrade to a grand private bath for added luxury. Depending on your chosen layout, The Aspen can include two secondary bedrooms or a loft-ideal for a home office, media space, or guest room. Additional highlights include a second-floor laundry room, multiple linen closets, and flexible storage options throughout. Personalize your layout with an optional third bedroom, private bath, or enhanced primary suite. Located just minutes from Route 2 and I-65, Stone Mill offers easy access to local shopping, dining, and the Indiana/Illinois border-all with the benefit of low Indiana property taxes and low-maintenance HOA living.

16. 2025-10-08
    listed $254,995 Active 1485-char remark

    Show marketing remark (1485 chars)

    Discover the perfect blend of space, style, and low-maintenance living in The Aspen, a two-story townhome located in the sought-after Stone Mill community in Lowell, Indiana. With 1,616 square feet, this thoughtfully designed floor plan offers 2 to 3 bedrooms, 1.5 to 2.5 bathrooms, and smart options to fit your lifestyle. On the main floor, you'll find a bright open-concept layout with 9 ft ceilings that connects the great room to the kitchen and breakfast area-perfect for entertaining, relaxing, or spending time with family. Optional upgrades like a breakfast bar, extended cabinetry, and a sunroom bring even more function and flow to the space. Sliding doors open to the available patio, creating a natural indoor-outdoor connection. Upstairs, the spacious primary suite includes a large walk-in closet and a well-appointed bath, with the option to upgrade to a grand private bath for added luxury. Depending on your chosen layout, The Aspen can include two secondary bedrooms or a loft-ideal for a home office, media space, or guest room. Additional highlights include a second-floor laundry room, multiple linen closets, and flexible storage options throughout. Personalize your layout with an optional third bedroom, private bath, or enhanced primary suite. Located just minutes from Route 2 and I-65, Stone Mill offers easy access to local shopping, dining, and the Indiana/Illinois border-all with the benefit of low Indiana property taxes and low-maintenance HOA living.

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

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 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: $28,725
• − Mortgage interest: −$14,648
• − Property taxes: −$3,922
• − Insurance: −$1,307
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$1,500
• − Depreciation: −$7,607
• Taxable loss: −$4,856
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $672/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 · 1 photo

Good 80/100 None rehab

This well-maintained townhouse in the Aspen Plan in Lowell, Indiana, is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for both resale and rental value through minor updates.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tri-Creek School Corporation
• NCES district ID: 1811460
• Math proficiency: 46% ▼ -8.00%
• Reading proficiency: 56% ▼ -5.00%
• Median HH income: $64,614
• Composite: 44.97/100
• National rank: #2704
• State rank: #39 of 301 in IN

Livability — Lowell

• Score: 76/100
• State rank: #51
• US rank: #3455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,396
• Population (ZIP): 19,396

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 16% Iranian 10% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -110.73%
• Current HPI: 256.6224
• Rent YoY: —
• Metro: —
• 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

+2.7% since first listed

3 events — show timeline

• 2026-03-10 Price Changed $261,995 Zillow
• 2025-10-15 Price Changed $255,995 Zillow
• 2025-10-08 Listed $254,995 Zillow