Elm Plan · Huntertown, IN 46818

$318,900

5 bd · 3.0 ba · 2,415 sqft · SingleFamily · 295 Days on market

Good condition ↓ 3% since listing

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Elm, a spacious and versatile new construction home floorplan! Step into an open and inviting layout perfect for both relaxation and entertainment. This home boasts a well-appointed kitchen ideal for home cooks and gatherings featuring shaker style cabinets, quartz countertops, stainless steel appliances, and a large center island. The adjoining casual dining and expansive living room create a seamless flow, making it easy to enjoy time with family and friends. Enjoy a first-floor bedroom built convenience! Upstairs, you'll find the serene primary bedroom featuring an ensuite walk-in closet and bathroom with a dual sink vanity, private water room, and walk-in shower. Additionally, find 4 generously sized bedrooms, loft space for entertaining, a spacious laundry room, and full bath with dual sinks. Each Elm includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Embrace a new level of comfort and modern living with the Elm! Photos representative of plan only and may vary as built.

Key facts

• 2 garage spots
• Listed 295 days

🏗️ New construction. The $318,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $344,395.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (20.3% below list).
• Recommended offer: $254k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Huntertown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#159 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Northwest Allen County Schools (rural): math 51% / reading 58% proficiency, ranked #25 of 301 in IN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 38% of the median local income ($81k/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 $10k 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 295 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $254,096 (20.3% 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 295 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $344,395
• List price: $318,900
• Delta: -7.40%
• 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
5517 Tranquilo Way	0.18mi	4/2.5 (-1)	2,346 (-3%)	1mo	$329,085	$140	79
4819 Windrow Way	0.21mi	4/2.5 (-1)	2,244 (-7%)	1mo	$379,900	$169	71
12204 Bozzio Rd	0.15mi	4/2.5 (-1)	2,155 (-11%)	0mo	$382,000	$177	68
12041 Swather Ct	0.26mi	4/2.5 (-1)	2,229 (-8%)	2mo	$375,000	$168	66
4313 Great Hollow Ct	0.50mi	4/2.5 (-1)	2,438 (+1%)	2mo	$475,000	$195	66
11704 Hand Rd	0.36mi	4/2.0 (-1)	2,297 (-5%)	2mo	$290,000	$126	64
4841 Whittlebury Dr	0.49mi	4/2.5 (-1)	2,322 (-4%)	2mo	$379,900	$164	62
5138 Gadwall Pass	0.43mi	4/2.5 (-1)	2,588 (+7%)	2mo	$440,000	$170	59
5371 Elk Run Pl	0.63mi	4/2.5 (-1)	2,299 (-5%)	1mo	$412,000	$179	55
11883 Baikal Pass	0.45mi	4/3.0 (-1)	2,714 (+12%)	2mo	$521,500	$192	52
12756 Watts Dr	0.49mi	4/2.5 (-1)	2,053 (-15%)	2mo	$319,450	$156	44
5598 Broad Fields Cv	0.72mi	4/2.5 (-1)	2,111 (-13%)	2mo	$390,000	$185	37

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 · 7.64% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.30×
• Total profit: $-67,086
• Equity at exit: $51,350

10-year hold

• IRR: -4.3%
• Equity multiple: 0.66×
• Total profit: $-32,736
• Equity at exit: $29,777

Cash invested: $96,431 (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 46818

• Rents YoY: 7.6%
• Active inventory: 327
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,806
• Tax est. 1.5%: −$430 /mo · $5,166/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-373

Break-even live

Break-even rent $3,013

Max offer price $290,469

Occupancy floor —

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: $86,099
• Closing costs: $10,332
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5045 Portney Pl Fort Wayne, IN	4.0	2.5	2226	$2,300	$1.03	44d	1	0.16mi
4722 Whittlebury Dr Fort Wayne, IN	4.0	2.0	1650	$1,999	$1.21	14d	1	0.37mi
3205 Water Wheel Run Fort Wayne, IN	4.0	2.5	2382	$2,500	$1.05	44d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $318,900 Active 295 DOM
2. 2026-06-17
   days on market $318,900 Active 294 DOM
3. 2026-06-16
   days on market $318,900 Active 293 DOM
4. 2026-06-15
   days on market $318,900 Active 292 DOM
5. 2026-06-14
   days on market $318,900 Active 290 DOM
6. 2026-06-13
   days on market $318,900 Active 289 DOM
7. 2026-06-10
   days on market $318,900 Active 287 DOM
8. 2026-06-09
   days on market $318,900 Active 286 DOM
9. 2026-06-08
   days on market $318,900 Active 285 DOM
10. 2026-06-07
    days on market $318,900 Active 284 DOM
11. 2026-06-03
    days on market $318,900 Active 280 DOM
12. 2026-06-02
    days on market $318,900 Active 279 DOM
13. 2026-06-01
    days on market $318,900 Active 278 DOM
14. 2026-05-31
    days on market $318,900 Active 277 DOM
15. 2026-05-30
    days on market $318,900 Active 276 DOM
16. 2026-01-27
    price $318,900 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to the Elm, a spacious and versatile new construction home floorplan! Step into an open and inviting layout perfect for both relaxation and entertainment. This home boasts a well-appointed kitchen ideal for home cooks and gatherings featuring shaker style cabinets, quartz countertops, stainless steel appliances, and a large center island. The adjoining casual dining and expansive living room create a seamless flow, making it easy to enjoy time with family and friends. Enjoy a first-floor bedroom built convenience! Upstairs, you'll find the serene primary bedroom featuring an ensuite walk-in closet and bathroom with a dual sink vanity, private water room, and walk-in shower. Additionally, find 4 generously sized bedrooms, loft space for entertaining, a spacious laundry room, and full bath with dual sinks. Each Elm includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Embrace a new level of comfort and modern living with the Elm! Photos representative of plan only and may vary as built.

17. 2025-08-27
    listed $328,900 Active 1143-char remark

    Show marketing remark (1143 chars)

    Welcome to the Elm, a spacious and versatile new construction home floorplan! Step into an open and inviting layout perfect for both relaxation and entertainment. This home boasts a well-appointed kitchen ideal for home cooks and gatherings featuring shaker style cabinets, quartz countertops, stainless steel appliances, and a large center island. The adjoining casual dining and expansive living room create a seamless flow, making it easy to enjoy time with family and friends. Enjoy a first-floor bedroom built convenience! Upstairs, you'll find the serene primary bedroom featuring an ensuite walk-in closet and bathroom with a dual sink vanity, private water room, and walk-in shower. Additionally, find 4 generously sized bedrooms, loft space for entertaining, a spacious laundry room, and full bath with dual sinks. Each Elm includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Embrace a new level of comfort and modern living with the Elm! Photos representative of plan only and may vary as built.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,492
• − Mortgage interest: −$19,291
• − Property taxes: −$5,166
• − Insurance: −$1,722
• − Repairs & maintenance: −$2,439
• − Management: −$2,439
• − Depreciation: −$10,019
• Taxable loss: −$10,585
• Est. tax savings @ 24.0%: +$2,540
• After-tax cash flow: $-1,932/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 spacious and well-maintained single-family home is move-in ready with a good condition score and minimal repairs needed. Upgrades to the exterior, interior, and smart home features can significantly increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Upgrading the flooring in the living areas — Hardwood or tile flooring can increase both resale and rental value.
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more buyers/renters.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Upgrading the flooring in the living areas — Hardwood or tile flooring can increase both resale and rental value. ↑
• Both Adding smart home features — Smart home features can improve convenience and attract tech-savvy buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more buyers/renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tech-savvy buyers/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)

• District: Northwest Allen County Schools
• NCES district ID: 1808250
• Math proficiency: 51% ▼ -6.00%
• Reading proficiency: 58% ▼ -5.00%
• Median HH income: $78,952
• Composite: 49.26/100
• National rank: #2027
• State rank: #25 of 301 in IN

Livability — Huntertown

• Score: 70/100
• State rank: #159
• US rank: #7771

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen County · 326,813 people
• Metro: Fort Wayne, IN
• Population (ZIP): 21,954
• Household income: $81,066
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 101.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Hispanic / Latino 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Slovak 3% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Philippines
• Languages at home: 90% English-only · Spanish 4% Other Asian/Pacific 1% Vietnamese 1%

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: ▼ -217.71%
• Current HPI: 228.1539
• Rent YoY: ▲ 7.64%
• 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

-3.0% since first listed

2 events — show timeline

• 2026-01-27 Price Changed $318,900 Zillow
• 2025-08-27 Listed $328,900 Zillow