4816 S Monroe St · Fort Wayne, IN 46806

$107,500

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 53 Days on market

Built 1954 8,276 sqft lot $110/sqft · 9% below area Est $118k · 9% 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 +19.8/30.0
• ARV discount +11.6/15.0
• DSCR +6.3/10.0
• 1% rule +4.9/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4816 S. Monroe St! A 3 BD, 1 BA unit on the South Side of FW, with a basement and a garage! This unit is currently occupied with a tenant, offering a great opportunity for an investment property. 24-Hour notice -- will need to schedule accordingly with the tenant.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; Single-story
• Construction: Aluminum siding
• Exterior features: Level lot; Lot dimensions approximately 59' x 139'

Interior

• Bedrooms: Bedrooms on main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Full basement; Total of 4 rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $107k (0.9% below list).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.8% in Fort Wayne — 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 84/100 on livability (#6 in IN, #676 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime C-, employment D+.
• Fort Wayne Community Schools (urban): math 22% / reading 29% proficiency, ranked #263 of 301 in IN (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Levan R Scott Academy (math 8% / reading 2%, grade F, #970 of 994 statewide, top 99%, 357 students, 87% FRL); Miami Middle School (math 9% / reading 17%, grade F, #304 of 330 statewide, top 94%, 497 students, 80% FRL); Wayne High School (math 17% / reading 52%, grade F, #270 of 369 statewide, top 77%, 1,419 students, 68% FRL) — zoned schools average 78% FRL vs 60% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 129 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allen County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $108k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,275 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (median comp): $118,351
• List price: $107,500
• Delta: -9.17%
• 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
4642 Warsaw St	0.14mi	3/1.0	1,000 (+2%)	2mo	$142,000	$142	88
4915 Gaywood Dr	0.35mi	3/1.0	1,025 (+5%)	2mo	$140,000	$137	74
4602 Reed St	0.65mi	3/1.0	972 (-1%)	3mo	$110,000	$113	66
4427 Kenilworth St	0.49mi	3/1.0	922 (-6%)	2mo	$69,500	$75	66
4605 Spatz Ave	0.33mi	3/1.0	878 (-10%)	3mo	$71,500	$81	65
4017 Weisser Park Ave	0.63mi	3/2.0	960 (-2%)	1mo	$129,000	$134	63
5409 Webster St	0.65mi	2/1.0 (-1)	947 (-3%)	2mo	$90,000	$95	58
4102 Warsaw St	0.58mi	2/1.0 (-1)	924 (-6%)	2mo	$52,000	$56	57
801 Mckinnie Ave	0.48mi	3/1.0	1,125 (+15%)	3mo	$92,500	$82	51
4126 Bowser Ave	0.69mi	3/1.0	1,096 (+12%)	3mo	$130,000	$119	45
4502 Winter St	0.72mi	3/1.0	1,107 (+13%)	0mo	$145,000	$131	44
826 Baxter St	0.59mi	2/1.0 (-1)	836 (-15%)	1mo	$82,900	$99	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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.76×
• Total profit: $-7,111
• Equity at exit: $16,029

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $13,359
• Equity at exit: $9,295

Cash invested: $30,100 (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 46806

• Home prices YoY: -33.6%
• Rents YoY: 4.9%
• Active inventory: 129
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,065 high
• Mortgage (P&I): −$564
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $129

Break-even live

Break-even rent $902

Max offer price $107,500

Occupancy floor 83%

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4655 Avondale Dr Fort Wayne, IN	2.0	1.0	768	$875	$1.14	43d	1	0.13mi
4522 Spatz Ave Fort Wayne, IN	2.0	1.0	840	$950	$1.13	43d	1	0.35mi
4331 Lafayette St Fort Wayne, IN	2.0	1.0	810	$925	$1.14	13d	1	0.40mi
4121 Monroe St Fort Wayne, IN	2.0	1.0	725	$1,100	$1.52	13d	1	0.51mi
4126 Lafayette St Fort Wayne, IN	2.0	1.0	775	$1,275	$1.65	43d	1	0.54mi
4018 S Clinton St Fort Wayne, IN	3.0	1.0	860	$1,000	$1.16	21d	1	0.66mi
5009 Hoagland Ave Fort Wayne, IN	2.0	1.0	1000	$1,300	$1.30	43d	1	0.67mi
4129 Bowser Ave Fort Wayne, IN	3.0	1.5	850	$1,250	$1.47	21d	1	0.70mi
4014 Oliver St Fort Wayne, IN	3.0	1.0	936	$1,050	$1.12	13d	1	0.72mi
3801 Lafayette St Fort Wayne, IN	2.0	1.0	1116	$995	$0.89	13d	1	0.76mi
6033 S Calhoun St Fort Wayne, IN	3.0	1.0	1042	$1,220	$1.17	21d	1	0.85mi
4705 S Anthony Blvd Fort Wayne, IN	3.0	1.0	1110	$1,050	$0.95	13d	1	0.86mi
3932 Winter St Fort Wayne, IN	2.0	1.0	750	$875	$1.17	43d	1	0.93mi
308 Pursley Dr Fort Wayne, IN	3.0	1.0	850	$1,100	$1.29	43d	1	0.93mi
1004 Fayette Dr Fort Wayne, IN	1.0–2.0	1.0	679	$1,199	$1.76	13d	18	0.95mi
418 W Rudisill Blvd Unit 2 Fort Wayne, IN	2.0	1.0	768	$975	$1.27	21d	1	1.02mi
405 Pursley Dr Fort Wayne, IN	2.0	1.0	720	$850	$1.18	43d	1	1.03mi
227 W Darrow Ave Fort Wayne, IN	3.0	1.0	995	$1,000	$1.01	43d	1	1.08mi
4325 Werling Dr Fort Wayne, IN	1.0–3.0	1.0–2.0	923	$1,164	$1.26	43d	1	1.17mi
442 E Wildwood Ave Fort Wayne, IN	2.0	1.0	864	$875	$1.01	21d	1	1.18mi
6440 Fairfield Ave Fort Wayne, IN	1.0–2.0	1.0–1.5	928	$1,344	$1.45	13d	10	1.21mi
3113 S Harrison St Unit 2 Fort Wayne, IN	2.0	1.0	600	$850	$1.42	13d	1	1.25mi
3410 S Anthony Blvd Fort Wayne, IN	3.0	1.0	900	$1,200	$1.33	43d	1	1.25mi
2919 S Harrison St Unit 2921 Fort Wayne, IN	2.0	1.0	538	$825	$1.53	21d	1	1.34mi
220 E Hoover Dr Fort Wayne, IN	2.0–3.0	1.5	1150	$1,259	$1.09	13d	5	1.37mi
927 Nuttman Ave Fort Wayne, IN	2.0	1.0	650	$850	$1.31	43d	1	1.45mi
309 W Leith St Unit 2 Fort Wayne, IN	2.0	1.0	900	$1,000	$1.11	43d	1	1.47mi

Listing history 19 events

1. 2026-06-18
   days on market $107,500 Active 53 DOM
2. 2026-06-17
   days on market $107,500 Active 52 DOM
3. 2026-06-16
   days on market $107,500 Active 51 DOM
4. 2026-06-15
   days on market $107,500 Active 50 DOM
5. 2026-06-14
   days on market $107,500 Active 48 DOM
6. 2026-06-10
   days on market $107,500 Active 45 DOM
7. 2026-06-09
   days on market $107,500 Active 44 DOM
8. 2026-06-08
   days on market $107,500 Active 43 DOM
9. 2026-06-07
   days on market $107,500 Active 42 DOM
10. 2026-06-03
    days on market $107,500 Active 38 DOM
11. 2026-06-02
    days on market $107,500 Active 37 DOM
12. 2026-06-01
    days on market $107,500 Active 36 DOM
13. 2026-05-31
    days on market $107,500 Active 35 DOM
14. 2026-05-30
    days on market $107,500 Active 34 DOM
15. 2026-04-26
    listed $114,500 Active 275-char remark
16. 2025-01-27
    historical $850
17. 2024-12-20
    listed $850
18. 2022-06-22
    price $750
19. 2006-09-18
    soldstatus $40,000

ⓘ 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,780
• − Mortgage interest: −$6,022
• − Property taxes: −$1,248
• − Insurance: −$538
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$3,127
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $1,593/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: Fort Wayne Community Schools
• NCES district ID: 1803630
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,951
• Composite: 21.68/100
• National rank: #8275
• State rank: #263 of 301 in IN

Livability — Fort Wayne

• Score: 84/100
• State rank: #6
• US rank: #676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Wayne, IN
• County: Allen County · 326,813 people
• City population: 326,813
• Metro: Fort Wayne, IN
• Population (ZIP): 26,425
• Household income: $47,895
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1184.0

Population outlook (Allen County) Hauer SSP2

• Today (2025): 394,020 people
• By 2030: 405,128 · +2.8%
• By 2040: 423,476 · +7.5%
• By 2050: 435,137 · +10.4%
• By 2075: 450,293 · +14.3%
• By 2100: 424,101 · +7.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 21% Asian 12% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Philippines, South Korea
• Languages at home: 71% English-only · Spanish 19% Other Asian/Pacific 9%

Political lean MEDSL · Allen

• 2024 margin: R (+12.5) · D 42.9% · R 55.4% · Other 1.7%
• 2008→2024 swing: -8.1pp toward R · 2008: -4.3pp · 2024: -12.5pp
• All cycles: 2024: R+12.5 2020: R+11.2 2016: R+19.6 2012: R+16.8 2008: R+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -148.00%
• Current HPI: 291.8198
• Rent YoY: ▲ 4.93%
• Metro: Fort Wayne, IN
• 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

+168.8% since first listed

6 events — show timeline

• 2026-05-27 Price Changed $107,500 IRMLS
• 2026-04-26 Listed $114,500 IRMLS
• 2025-01-27 Rental Removed $850 APPFOLIO
• 2024-12-20 Listed for Rent $850 APPFOLIO
• 2022-06-22 Price Changed $750 RENT.
• 2006-09-18 Sold (Public Records) $40,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,248 · +21.6% YoY. Source: county tax records.