Lancia's Franklin II Plan · Fort Wayne, IN 46818

$222,100

3 bd · 2.0 ba · 1,415 sqft · SingleFamily · 300 Days on market

Excellent condition $41/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Condition / age +4.8/5.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• Schools +2.2/10.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Franklin II is an easy plan to personalize! Arched doorway leads to the Great Room with 9' ceilings. Kitchen island with sink and breakfast bar also overlooks the Great Room. 13x9 covered porch with open 13x6 patio beyond - also worked well with a screened back porch as an upgrade! Separate laundry room off garage Bedroom 3 could be an office or bonus room A full or partial basement is available with additional home base price cost * Base price does not include land

Key facts

• 2 parking spots
• Listed 300 days

🏗️ New construction. The $222,100 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,747.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (8.0% below list).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.

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-, schools D+, 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.
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 30% 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 $9k 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 300 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Recommended offer $195,448 (12.0% 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 300 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.43%
• DSCR: 0.67
• GRM: 12.4

CMA / ARV

• ARV (median comp): $303,747
• List price: $222,100
• Delta: -26.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8446 Kenny Ct	0.03mi	3/2.0	1,415 (0%)	3mo	$292,900	$207	96
4085 Shadowood Lakes Trl	0.15mi	3/2.0	1,415 (0%)	4mo	$304,300	$215	89
8356 Colonial Lake Pass	0.21mi	3/2.0	1,415 (0%)	5mo	$296,939	$210	86
8117 Carlie Dr	0.24mi	3/2.0	1,386 (-2%)	8mo	$275,000	$198	78
4141 Shadowood Lakes Trl	0.19mi	3/2.0	1,509 (+7%)	3mo	$319,900	$212	77
4051 Shadowood Lakes Trl	0.13mi	3/2.0	1,613 (+14%)	3mo	$314,000	$195	68
3827 Winter Raven Trl	0.53mi	3/2.0	1,408 (-0%)	10mo	$250,000	$178	66
3593 Beck Ct	0.38mi	4/2.0 (+1)	1,501 (+6%)	3mo	$294,755	$196	65
4104 Ravens Cove Run	0.58mi	3/2.0	1,530 (+8%)	1mo	$264,900	$173	58
4028 Ravens Cove Run	0.58mi	3/2.0	1,294 (-9%)	2mo	$252,500	$195	57
7513 Haida Way	0.67mi	3/2.0	1,531 (+8%)	0mo	$265,000	$173	55
7520 Haida Way	0.64mi	3/2.0	1,580 (+12%)	9mo	$265,000	$168	43

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: -24.1%
• Equity multiple: 0.15×
• Total profit: $-72,698
• Equity at exit: $45,290

10-year hold

• IRR: -9.8%
• Equity multiple: 0.28×
• Total profit: $-61,140
• Equity at exit: $26,263

Cash invested: $85,049 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,593
• Tax est. 1.5%: −$380 /mo · $4,556/yr
• Insurance: −$127
• HOA: −$41
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-526

Break-even live

Break-even rent $2,709

Max offer price $227,599

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: $75,937
• Closing costs: $9,112
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3782 Thunderhawk Pass Fort Wayne, IN	3.0	2.0	1464	$2,095	$1.43	13d	5	0.49mi
13244 Etta DR Fort Wayne, IN	3.0	2.5	1330	$1,700	$1.28	43d	1	0.89mi
7211 Carrington Blvd Fort Wayne, IN	3.0	2.0	1568	$1,399	$0.89	13d	1	0.99mi
2316 Lima Ln Fort Wayne, IN	3.0	1.5	1160	$2,150	$1.85	13d	1	1.14mi

HOA detail

• Monthly dues: $41 · $492/yr

Listing history 16 events

1. 2026-06-18
   days on market $222,100 Active 300 DOM
2. 2026-06-17
   days on market $222,100 Active 299 DOM
3. 2026-06-16
   days on market $222,100 Active 298 DOM
4. 2026-06-15
   days on market $222,100 Active 297 DOM
5. 2026-06-14
   days on market $222,100 Active 295 DOM
6. 2026-06-10
   days on market $222,100 Active 292 DOM
7. 2026-06-09
   days on market $222,100 Active 291 DOM
8. 2026-06-08
   days on market $222,100 Active 290 DOM
9. 2026-06-07
   days on market $222,100 Active 289 DOM
10. 2026-06-03
    days on market $222,100 Active 285 DOM
11. 2026-06-02
    pricedays on market $222,100 Active 284 DOM
12. 2026-06-01
    days on market $217,300 Active 283 DOM
13. 2026-05-31
    days on market $217,300 Active 282 DOM
14. 2026-05-30
    days on market $217,300 Active 281 DOM
15. 2026-02-09
    price $217,300 533-char remark

    Show marketing remark (533 chars)

    THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Franklin II is an easy plan to personalize! Arched doorway leads to the Great Room with 9' ceilings. Kitchen island with sink and breakfast bar also overlooks the Great Room. 13x9 covered porch with open 13x6 patio beyond - also worked well with a screened back porch as an upgrade! Separate laundry room off garage Bedroom 3 could be an office or bonus room A full or partial basement is available with additional home base price cost * Base price does not include land

16. 2025-08-22
    listed $215,200 Active 533-char remark

    Show marketing remark (533 chars)

    THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Franklin II is an easy plan to personalize! Arched doorway leads to the Great Room with 9' ceilings. Kitchen island with sink and breakfast bar also overlooks the Great Room. 13x9 covered porch with open 13x6 patio beyond - also worked well with a screened back porch as an upgrade! Separate laundry room off garage Bedroom 3 could be an office or bonus room A full or partial basement is available with additional home base price cost * Base price does not include land

ⓘ 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: $24,515
• − Mortgage interest: −$17,015
• − Property taxes: −$4,556
• − Insurance: −$1,519
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$492
• − Depreciation: −$8,836
• Taxable loss: −$11,825
• Est. tax savings @ 24.0%: +$2,838
• After-tax cash flow: $-3,477/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and modernize it.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery
• Both Adding smart home features — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery ↑
• Both Adding smart home features — Improves convenience and adds modern appeal ↑

ⓘ 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: 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

• County: Allen County · 326,813 people
• City population: 326,813
• 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

+1.0% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $217,300 Zillow
• 2025-08-22 Listed $215,200 Zillow