28 S St Rd 2 · Aberdeen, IN 46385

$250,000

3 bd · 2.0 ba · 1,920 sqft · SingleFamily public records · 352 Days on market

Built 1965 1.10 ac lot $130/sqft · 31% below area Est $364k · 31% under

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Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

Key facts

• Spacious lot
• Convenient location
• 1.1 acre lot

Tags

• MULTIPLE LEVELS OF LIVING
• SPACIOUS LOT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 $248k (0.7% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.4% in Aberdeen — 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 69/100 on livability (#175 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Porter Township School Corporation (rural): math 33% / reading 49% proficiency, ranked #103 of 301 in IN (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• 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).
• This rent runs 30% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 352 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $89k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $250k implies a 669% gain — meaningful room to come down on a strong offer.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $364,486
• List price: $250,000
• Delta: -31.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
266 Kincraig Dr	0.35mi	3/2.5	2,172 (+13%)	2mo	$389,000	$179	58
7 Edinburgh Ct	0.40mi	3/3.5	1,853 (-4%)	18mo	$310,000	$167	54
216 Abington St	0.58mi	3/2.5	1,707 (-11%)	1mo	$369,900	$217	52
12 Edinburgh Ct	0.41mi	4/3.0 (+1)	1,964 (+2%)	22mo	$344,000	$175	50
24 Tower Rd	0.52mi	3/2.5	2,196 (+14%)	21mo	$475,000	$216	32

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-23,401
• Equity at exit: $37,276

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,700
• Equity at exit: $21,615

Cash invested: $70,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$278 /mo · $3,336/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $268

Break-even live

Break-even rent $2,143

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 Marcliffe Dr S Valparaiso, IN	1.0–3.0	1.0–2.0	1059	$2,200	$2.08	1d	15	0.93mi
2453 Blarney Stone Dr Valparaiso, IN	4.0	2.5	2446	$3,200	$1.31	43d	1	1.35mi

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 352 DOM
2. 2026-06-17
   days on market $250,000 Active 351 DOM
3. 2026-06-16
   days on market $250,000 Active 350 DOM
4. 2026-06-15
   days on market $250,000 Active 349 DOM
5. 2026-06-13
   days on market $250,000 Active 347 DOM
6. 2026-06-09
   days on market $250,000 Active 343 DOM
7. 2026-06-08
   days on market $250,000 Active 342 DOM
8. 2026-06-07
   days on market $250,000 Active 341 DOM
9. 2026-06-04
   days on market $250,000 Active 338 DOM
10. 2026-06-03
    days on market $250,000 Active 337 DOM
11. 2026-06-02
    pricedays on market $250,000 Active 336 DOM
12. 2026-06-01
    days on market $260,000 Active 335 DOM
13. 2026-05-31
    days on market $260,000 Active 334 DOM
14. 2026-04-13
    status Active 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

15. 2026-03-30
    status Pending 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

16. 2026-03-17
    price $269,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

17. 2026-01-12
    price $279,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

18. 2025-11-17
    price $289,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

19. 2025-10-16
    price $295,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

20. 2025-09-16
    price $299,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

21. 2025-09-03
    price $309,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

22. 2025-08-19
    price $315,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

23. 2025-08-05
    price $320,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

24. 2025-07-14
    price $325,000 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

25. 2025-06-16
    listed $339,000 Active 227-char remark

    Show marketing remark (227 chars)

    Lovely 4 bedroom home available in Valpo! This home features multiple levels of living, 4 good sized bedrooms and many upgrades. The property features a spacious lot that is over 1 acre. Convenient location! Boone Grove schools

26. 2012-08-14
    soldstatus $32,500
27. 2012-07-31
    soldstatus $32,500 80-char remark

    Show marketing remark (80 chars)

    Close to town with many amenities. Fenced yard. Property is sold as is where is.

28. 2012-03-14
    listed $32,500 80-char remark

    Show marketing remark (80 chars)

    Close to town with many amenities. Fenced yard. Property is sold as is where is.

ⓘ 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: $3,336 · $278/mo
• Projected year-2 tax: $3,336 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,796
• − Mortgage interest: −$14,004
• − Property taxes: −$3,336
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$7,273
• Taxable loss: −$834
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $3,421/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: Porter Township School Corporation
• NCES district ID: 1809180
• Math proficiency: 33% ▼ -7.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $77,819
• Composite: 37.92/100
• National rank: #4311
• State rank: #103 of 301 in IN

Livability — Aberdeen

• Score: 69/100
• State rank: #175
• US rank: #8185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+727.7% since first listed

15 events — show timeline

• 2026-04-13 Relisted — NIRA MLS as Distributed by MLS Grid
• 2026-03-30 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $269,000 NIRA MLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $279,000 NIRA MLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $289,000 NIRA MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $295,000 NIRA MLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $299,000 NIRA MLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $309,000 NIRA MLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $315,000 NIRA MLS as Distributed by MLS Grid
• 2025-08-05 Price Changed $320,000 NIRA MLS as Distributed by MLS Grid
• 2025-07-14 Price Changed $325,000 NIRA MLS as Distributed by MLS Grid
• 2025-06-16 Listed $339,000 NIRA MLS as Distributed by MLS Grid
• 2012-08-14 Sold (Public Records) $32,500 Public Records
• 2012-07-31 Sold (MLS) $32,500 NIRA MLS as Distributed by MLS Grid
• 2012-03-14 Listed $32,500 NIRA MLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2024): $3,336 · +6.9% YoY. Source: county tax records.