11146 Aspen St #255 · Lakeshore Resort, IN 47012

$65,000

2 bd · 1.0 ba · 924 sqft · SingleFamily · 91 Days on market

Built 1980 Fair condition 10,019 sqft lot $70/sqft · 50% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located near the beautiful Brookville Lake, this cozy retreat is the perfect escape back to nature just waiting for its next family to arrive. Featuring 2 bedrooms and 1 bath, this inviting home sits on a peaceful, secluded lot, offering privacy and relaxation. Enjoy nearby attractions including boating, skiing, hiking, biking, horseback riding, and more. Whether you're looking for a weekend getaway or a quiet summer home, this property offers easy access to all the outdoor adventures that make this area a true hidden gem. 45 minutes to Cincinnati , Hamilton , Oxford , Indy 50

Key facts

• Secluded lot
• Outdoor adventures
• Nearby attractions

Tags

• SECLUDED LOT
• OUTDOOR ADVENTURES
• NEARBY ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 4 active listings in the ZIP; 58 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $130,601
• List price: $65,000
• Delta: -50.23%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11117 Red Bud Ln	0.52mi	2/1.0	938 (+2%)	0mo	$67,000	$71	73
11118 Cedar St	0.59mi	3/1.0 (+1)	920 (-0%)	7mo	$204,000	$222	61

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $5,319
• Equity at exit: $9,692

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $25,080
• Equity at exit: $5,620

Cash invested: $18,200 (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 47012

• Home prices YoY: -27.1%
• Active inventory: 4
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $249

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 67%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 91 DOM
2. 2026-06-17
   days on market $65,000 Active 90 DOM
3. 2026-06-16
   days on market $65,000 Active 89 DOM
4. 2026-06-15
   days on market $65,000 Active 88 DOM
5. 2026-06-13
   days on market $65,000 Active 86 DOM
6. 2026-06-13
   days on market $65,000 Active 85 DOM
7. 2026-06-09
   days on market $65,000 Active 82 DOM
8. 2026-06-08
   days on market $65,000 Active 81 DOM
9. 2026-06-07
   days on market $65,000 Active 80 DOM
10. 2026-06-04
    days on market $65,000 Active 77 DOM
11. 2026-06-03
    days on market $65,000 Active 76 DOM
12. 2026-06-02
    days on market $65,000 Active 75 DOM
13. 2026-06-01
    days on market $65,000 Active 74 DOM
14. 2026-05-31
    days on market $65,000 Active 73 DOM
15. 2026-03-20
    listed $65,000 Active 583-char remark

    Show marketing remark (583 chars)

    Located near the beautiful Brookville Lake, this cozy retreat is the perfect escape back to nature just waiting for its next family to arrive. Featuring 2 bedrooms and 1 bath, this inviting home sits on a peaceful, secluded lot, offering privacy and relaxation. Enjoy nearby attractions including boating, skiing, hiking, biking, horseback riding, and more. Whether you're looking for a weekend getaway or a quiet summer home, this property offers easy access to all the outdoor adventures that make this area a true hidden gem. 45 minutes to Cincinnati , Hamilton , Oxford , Indy 50

16. 2025-10-06
    listed $65,000 Active

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,601
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,891
• Taxable income: $2,073
• Est. tax owed @ 24.0%: −$497
• After-tax cash flow: $2,487/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to its kitchen and bathroom, as well as some maintenance on the exterior and interior. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers
• Resale update bathroom fixtures — modernizing the bathroom would attract more buyers
• Both paint interior walls — improves the overall appearance and can be done inexpensively
• Both replace carpet in living areas — modernizing the flooring would improve the overall appearance and can be done inexpensively
• Rental trim grass — maintaining a well-maintained yard would attract renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathroom would attract more buyers ↑
• Both paint interior walls — improves the overall appearance and can be done inexpensively ↑
• Both replace carpet in living areas — modernizing the flooring would improve the overall appearance and can be done inexpensively ↑
• Rental trim grass — maintaining a well-maintained yard would attract renters ↑

ⓘ 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)

No district data.

Livability — Lakeshore Resort

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lakeshore Resort, IN
• Population (ZIP): 10,891

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,796 people
• By 2030: 22,556 · -1.1%
• By 2040: 21,762 · -4.5%
• By 2050: 20,575 · -9.7%
• By 2075: 17,810 · -21.9%
• By 2100: 13,698 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 96% English-only · Korean 2% Vietnamese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.3%
• 2008→2024 swing: -30.3pp toward R · 2008: -34.1pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+63.0 2016: R+60.9 2012: R+42.8 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.81%
• Current HPI: 223.2183
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $65,000 SEIBR
• 2025-10-06 Listed $65,000 SEIBR