17772 Hillside Dr · Lowell, IN 46356

$339,503

3 bd · 2.5 ba · 1,517 sqft · SingleFamily · 28 Days on market

Built 2026 8,400 sqft lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPECIAL FINANCING AVAILABLE! READY FOR MARCH DELIVERY! Homesite #0200. Discover modern living in the beautifully designed Essex plan. This refined single-family home offers 3 bedrooms, 2.5 baths, and a spacious open-concept main floor that seamlessly connects the kitchen, dining, and family areas--perfect for everyday living and entertaining. The gourmet kitchen features a large center island, quartz countertops, ample cabinetry, and stainless steel appliances. Elegant finishes include luxury vinyl plank flooring, energy-efficient LED lighting, and contemporary design details throughout. Upstairs, the serene owner's suite features a walk-in closet and spa-inspired en-suite bath. Two additio

Key facts

• Quartz countertops
• Large center island
• Ample cabinetry

Tags

• OPEN-CONCEPT MAIN FLOOR
• GOURMET KITCHEN
• LARGE CENTER ISLAND
• QUARTZ COUNTERTOPS
• AMPLE CABINETRY
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $339,503 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,087.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $0 ($-1/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (17.5% below list).
• Recommended offer: $280k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Three Creeks Elem School (math 55% / reading 48%, grade C-, #256 of 994 statewide, top 26%, 515 students, 30% FRL); Lowell Middle School (math 36% / reading 54%, grade D, #81 of 330 statewide, top 25%, 742 students, 33% FRL); Lowell Senior High School (math 31% / reading 75%, grade C-, #99 of 369 statewide, top 27%, 1,033 students, 29% FRL).
• Market conditions: 350 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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 28 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,000 (17.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $320,087
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17772 Hillside Dr	0.00mi	3/2.5	1,517 (0%)	1mo	$319,503	$211	99
17790 Hillside Dr	0.04mi	3/2.5	1,517 (0%)	2mo	$311,352	$205	97
17777 Violette Way	0.05mi	3/2.5	1,517 (0%)	5mo	$308,000	$203	94
17801 Violette Ln	0.10mi	3/2.5	1,517 (0%)	4mo	$315,000	$208	92
17792 Violette Way	0.09mi	3/2.5	1,517 (0%)	7mo	$314,000	$207	90
17789 Violette Way	0.04mi	3/2.0	1,455 (-4%)	2mo	$345,000	$237	88
17807 Violette Ln	0.07mi	3/2.0	1,455 (-4%)	3mo	$346,304	$238	86
17769 Hillside Dr	0.04mi	3/2.5	1,600 (+6%)	7mo	$298,240	$186	83
17808 Hillside Dr	0.08mi	3/2.5	1,637 (+8%)	1mo	$357,901	$219	82
17783 Violette Way	0.04mi	3/2.5	1,637 (+8%)	5mo	$345,601	$211	81
17805 Hillside Dr	0.09mi	3/2.5	1,600 (+6%)	8mo	$311,990	$195	80
17798 Violette Ln	0.11mi	3/2.5	1,637 (+8%)	6mo	$359,466	$220	77

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-51,829
• Equity at exit: $47,726

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-44,964
• Equity at exit: $27,675

Cash invested: $89,624 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,679
• Tax est. 1.5%: −$400 /mo · $4,801/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-0

Break-even live

Break-even rent $2,800

Max offer price $320,080

Occupancy floor 95%

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: $80,022
• Closing costs: $9,603
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4507 W 173rd Ave Lowell, IN	4.0	3.0	1900	$2,800	$1.47	18d	1	0.64mi

Listing history 3 events

1. 2026-03-27
   status Pending
2. 2026-03-03
   price $339,503
3. 2026-02-27
   listed $335,503 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 2/10 Low 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: $33,600
• − Mortgage interest: −$17,930
• − Property taxes: −$4,801
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$9,312
• Taxable loss: −$5,419
• Est. tax savings @ 24.0%: +$1,301
• After-tax cash flow: $1,300/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: 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

• Census place: Lowell, IN
• 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

+1.2% since first listed

3 events — show timeline

• 2026-03-27 Pending — NIRA MLS as Distributed by MLS Grid
• 2026-03-03 Price Changed $339,503 NIRA MLS as Distributed by MLS Grid
• 2026-02-27 Listed $335,503 NIRA MLS as Distributed by MLS Grid