Linden Plan · Lowell, IN 46356

$261,995

2 bd · 1.5 ba · 1,616 sqft · Townhouse · 81 Days on market

Good condition $125/mo HOA · 6% 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 +9.2/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Linden, a stylish and flexible two-story townhome in Stone Mill, Lowell's premier new construction community. Offering 1,616 square feet of thoughtfully designed living space, this home features 2 to 3 bedrooms, 1.5 to 2.5 bathrooms, and optional upgrades that allow you to personalize your perfect layout. The main floor features a bright, open-concept design with 9 foot ceilings that connects the great room, kitchen, and breakfast area-ideal for both everyday living and entertaining. Customize your kitchen with an optional extended island, breakfast bar, or additional cabinetry.

Key facts

• Private bath
• Open concept design
• Sunroom

Tags

• OPEN CONCEPT DESIGN
• SUNROOM
• LARGE WALK-IN CLOSET
• PRIVATE BATH
• SECOND-FLOOR LAUNDRY ROOM
• PLENTY OF LINEN STORAGE

🏗️ New construction. The $261,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,746.

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 $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (15.4% below list).
• Recommended offer: $222k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% 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: Oak Hill Elementary School (math 69% / reading 54%, grade B, #117 of 994 statewide, top 12%, 563 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: 573 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 79d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,642 units permitted in Lake County in 2024 (14 in 5+ unit buildings).
• This rent runs 30% of the median local income ($88k/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.
• 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 81 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $221,590 (15.4% 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 81 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.84% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 9.9

CMA / ARV

• ARV (median comp): $263,746
• List price: $261,995
• Delta: -0.66%
• 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
452 Greenbrier Ln	0.41mi	2/1.5	1,616 (0%)	5mo	$240,000	$149	77
425 Briarwood Ln	0.39mi	2/2.5	1,640 (+2%)	9mo	$235,000	$143	68
231 Sweetbriar Ct	0.63mi	3/1.5 (+1)	1,542 (-5%)	5mo	$254,900	$165	53
231 Sweetbriar Ct	0.63mi	3/1.5 (+1)	1,542 (-5%)	5mo	$254,900	$165	53
18502 Percy Ln	0.39mi	3/2.5 (+1)	1,717 (+6%)	12mo	$282,000	$164	53
18532 Percy Ln	0.39mi	3/2.5 (+1)	1,767 (+9%)	11mo	$263,444	$149	48
18501 Percy Ln	0.36mi	3/2.5 (+1)	1,840 (+14%)	4mo	$304,950	$166	48
8330 Kannon Dr	0.40mi	3/2.5 (+1)	1,815 (+12%)	7mo	$285,000	$157	46
8386 Kannon Dr	0.49mi	3/2.5 (+1)	1,815 (+12%)	4mo	$290,000	$160	44
8366 Kannon Dr	0.46mi	3/2.5 (+1)	1,840 (+14%)	6mo	$290,000	$158	41
18512 Percy Ln	0.39mi	3/2.5 (+1)	1,840 (+14%)	11mo	$274,204	$149	41
18522 Percy Ln	0.39mi	3/2.5 (+1)	1,840 (+14%)	12mo	$272,005	$148	40

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-55,183
• Equity at exit: $39,325

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-63,771
• Equity at exit: $22,804

Cash invested: $73,849 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 7 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $279,900 ($162/sqft)
• Median days on market: 45 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +0.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46356

• Home prices YoY: -30.1%
• Active inventory: 573
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,383
• Tax est. 1.5%: −$330 /mo · $3,956/yr
• Insurance: −$110
• HOA: −$125
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-197

Break-even live

Break-even rent $2,465

Max offer price $235,221

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-106	+0% $-197	+5% $-288	+10% $-379
Rent	-10% $-372	-5% $-285	+0% $-197	+5% $-110	+10% $-22
Rate	-1.0pp $-64	-0.5pp $-130	base $-197	+0.5pp $-265	+1.0pp $-335

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: $65,936
• Closing costs: $7,912
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8301 Kannon Dr Lowell, IN	3.0	2.5	1717	$2,800	$1.63	156d	1	0.43mi
8362 Kannon Dr Lowell, IN	3.0	2.5	1767	$2,300	$1.30	43d	1	0.48mi
8366 Kannon Dr Lowell, IN	3.0	2.5	1840	$2,450	$1.33	140d	1	0.48mi
313 E Commercial Ave Unit B Lowell, IN	2.0	1.0	1150	$1,600	$1.39	0d	1	0.76mi
313 E Commercial Ave Unit B Lowell, IN	2.0	1.0	1150	$1,600	$1.39	15d	1	0.76mi
313 E Commercial Ave Unit B Lowell, IN	2.0	1.0	1150	$1,600	$1.39	1d	1	0.76mi
673 Joe Martin Rd Lowell, IN	3.0	2.0	1344	$2,050	$1.53	76d	1	0.98mi
673 Joe Martin Rd Lowell, IN	3.0	2.0	1344	$2,050	$1.53	86d	1	0.98mi
673 Joe Martin Rd Lowell, IN	3.0	2.0	1344	$2,050	$1.53	78d	1	0.98mi
561 Eastwood Dr Lowell, IN	3.0	2.0	1344	$2,600	$1.93	124d	1	1.17mi

Property features AI

Finance

• Other: List price $261,995Status: Active
• HOA & community: Association fee: $125

Exterior

• Parking: 2 parking spaces
• Home design: Single-family plan homeListed as new construction (Plan)
• Construction: Living area approximately 1,616Model/plan name: Linden

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom1 half bathroom (1.5 total)
• Interior features: Plan home (Linden)

Listing history 50 events

1. 2026-11-08
   days on market $261,995 Active 81 DOM
2. 2026-11-07
   days on market $261,995 Active 80 DOM
3. 2026-11-06
   days on market $261,995 Active 79 DOM
4. 2026-11-05
   days on market $261,995 Active 78 DOM
5. 2026-11-04
   days on market $261,995 Active 77 DOM
6. 2026-11-02
   days on market $261,995 Active 75 DOM
7. 2026-11-01
   days on market $261,995 Active 74 DOM
8. 2026-10-31
   days on market $261,995 Active 73 DOM
9. 2026-10-30
   days on market $261,995 Active 72 DOM
10. 2026-10-29
    days on market $261,995 Active 71 DOM
11. 2026-10-28
    days on market $261,995 Active 70 DOM
12. 2026-10-27
    days on market $261,995 Active 69 DOM
13. 2026-10-26
    days on market $261,995 Active 68 DOM
14. 2026-10-25
    days on market $261,995 Active 67 DOM
15. 2026-10-24
    days on market $261,995 Active 66 DOM
16. 2026-10-23
    days on market $261,995 Active 65 DOM
17. 2026-10-22
    days on market $261,995 Active 64 DOM
18. 2026-10-21
    days on market $261,995 Active 63 DOM
19. 2026-10-20
    days on market $261,995 Active 62 DOM
20. 2026-10-19
    days on market $261,995 Active 61 DOM
21. 2026-10-18
    days on market $261,995 Active 60 DOM
22. 2026-10-17
    days on market $261,995 Active 59 DOM
23. 2026-10-16
    days on market $261,995 Active 58 DOM
24. 2026-10-15
    days on market $261,995 Active 57 DOM
25. 2026-10-14
    days on market $261,995 Active 56 DOM
26. 2026-10-13
    days on market $261,995 Active 55 DOM
27. 2026-10-12
    days on market $261,995 Active 54 DOM
28. 2026-10-11
    days on market $261,995 Active 53 DOM
29. 2026-10-10
    days on market $261,995 Active 52 DOM
30. 2026-10-09
    days on market $261,995 Active 51 DOM
31. 2026-10-08
    days on market $261,995 Active 50 DOM
32. 2026-10-07
    days on market $261,995 Active 49 DOM
33. 2026-10-06
    days on market $261,995 Active 48 DOM
34. 2026-10-05
    days on market $261,995 Active 47 DOM
35. 2026-10-04
    days on market $261,995 Active 46 DOM
36. 2026-10-04
    days on market $261,995 Active 45 DOM
37. 2026-10-02
    days on market $261,995 Active 44 DOM
38. 2026-10-01
    days on market $261,995 Active 43 DOM
39. 2026-09-30
    days on market $261,995 Active 42 DOM
40. 2026-09-29
    days on market $261,995 Active 41 DOM
41. 2026-09-28
    days on market $261,995 Active 40 DOM
42. 2026-09-27
    days on market $261,995 Active 39 DOM
43. 2026-09-26
    days on market $261,995 Active 38 DOM
44. 2026-09-25
    days on market $261,995 Active 37 DOM
45. 2026-09-24
    days on market $261,995 Active 36 DOM
46. 2026-09-23
    days on market $261,995 Active 35 DOM
47. 2026-09-22
    days on market $261,995 Active 34 DOM
48. 2026-09-21
    days on market $261,995 Active 33 DOM
49. 2026-09-20
    days on market $261,995 Active 32 DOM
50. 2026-09-19
    days on market $261,995 Active 31 DOM

ⓘ 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: $26,591
• − Mortgage interest: −$14,774
• − Property taxes: −$3,956
• − Insurance: −$1,319
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$1,500
• − Depreciation: −$7,673
• Taxable loss: −$6,885
• Est. tax savings @ 24.0%: +$1,652
• After-tax cash flow: $-713/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

Good 80/100 None rehab

This well-maintained townhome in Stone Mill, Lowell, is move-in ready with a good condition score and minimal repairs needed. Potential buyers and tenants will appreciate the modern kitchen, bathrooms, and curb appeal.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and attract more potential buyers/tenants. ↑
• Both Adding a smart home system — A smart home system can increase the home's value by making it more energy-efficient and convenient for potential buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more appealing and functional for potential buyers/tenants. ↑
• Both Upgrading the bathrooms with modern fixtures — Modern fixtures can make the bathrooms more appealing and functional for potential buyers/tenants. ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Oak Hill Elementary School B IN #117/994 Nat'l #6,818/41,679 Middle Lowell Middle School D IN #81/330 Nat'l #4,622/14,009 High Lowell Senior High School C- IN #99/369 Nat'l #4,893/17,239

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

B Composite livability gradescore 76/100

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

• County: Lake · 484,026 people
• City population: 19,396
• Metro: Chicago-Naperville-Elgin, IL-IN
• Population (ZIP): 19,396
• Household income: $87,535
• Rent vs Own: 10.8% rent · 89.2% own
• Severe rent burden: 7% of renters

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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%

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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%
• Languages at home: 95% English-only · Spanish 4% Russian/Polish/Slavic 1%

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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

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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

Property features AI

Finance

• Other: List price $261,995Status: Active
• HOA & community: Association fee: $125

Exterior

• Parking: 2 parking spaces
• Home design: Single-family plan homeListed as new construction (Plan)
• Construction: Living area approximately 1,616Model/plan name: Linden

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom1 half bathroom (1.5 total)
• Interior features: Plan home (Linden)