12104 Carroll Creek Run · Huntertown, IN 46818

$312,500

3 bd · 2.5 ba · 1,960 sqft · SingleFamily public records · 2 Days on market

Built 1998 871 sqft lot Est $347k · 10% under $25/mo HOA · 1% 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).

• ARV discount +12.0/15.0
• Cash flow +11.2/30.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful home features 3 bedrooms and 2 and 1/2 baths, with a spacious en suite. The main living space is stunning, with an open staircase adding to the charm. with 1844 sf of living space, you'll have plenty of room to make it your own. The 3-car attached garage is perfect for parking and extra storage. Outside, you'll find a spacious yard with beautiful landscaping, just waiting for it's next family to enjoy! This sounds like a wonderful place to call home!

Key facts

• New water heater
• Main-level living
• New hvac system

Tags

• MAIN-LEVEL LIVING
• NEW HVAC SYSTEM
• NEW WATER HEATER
• NEWLY FENCED BACKYARD
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $312k.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (25.7% below list).
• Recommended offer: $232k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% in Huntertown — 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 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.
• Zoned schools: Eel River Elementary School (math 56% / reading 41%, grade D, #304 of 994 statewide, top 31%, 412 students, 29% FRL); Carroll Middle School (math 39% / reading 55%, grade D+, #65 of 330 statewide, top 21%, 994 students, 29% FRL); Carroll High School (math 59% / reading 86%, grade B+, #10 of 369 statewide, top 3%, 2,554 students, 21% FRL) — zoned schools average 26% FRL vs 11% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $232,323 (25.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $346,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12222 Tumblebrook Ln	0.39mi	4/2.5 (+1)	2,044 (+4%)	0mo	$318,000	$156	69
3514 Astoria Way	0.21mi	3/2.5	1,711 (-13%)	2mo	$309,000	$181	67
11213 Robinair Dr	0.60mi	3/2.5	1,900 (-3%)	1mo	$285,000	$150	66
12005 Swather Ct	0.60mi	4/2.5 (+1)	1,900 (-3%)	2mo	$360,000	$189	60
2937 Ford Dr	0.60mi	4/2.5 (+1)	1,875 (-4%)	2mo	$298,000	$159	58
12756 Watts Dr	0.66mi	4/2.5 (+1)	2,053 (+5%)	2mo	$319,450	$156	55
3206 Rivulet Run	0.46mi	4/2.5 (+1)	1,721 (-12%)	1mo	$319,000	$185	52
4684 Hammock Dr	0.58mi	3/2.0	1,724 (-12%)	2mo	$327,000	$190	50
12204 Bozzio Rd	0.70mi	4/2.5 (+1)	2,155 (+10%)	0mo	$382,000	$177	45
12963 Rey Cv	0.70mi	4/2.0 (+1)	1,771 (-10%)	2mo	$338,050	$191	43
12041 Swather Ct	0.64mi	4/2.5 (+1)	2,229 (+14%)	2mo	$375,000	$168	41
4819 Windrow Way	0.69mi	4/2.5 (+1)	2,244 (+14%)	1mo	$379,900	$169	38

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: -14.5%
• Equity multiple: 0.46×
• Total profit: $-47,142
• Equity at exit: $46,595

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-133
• Equity at exit: $27,019

Cash invested: $87,500 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$1,639
• Tax from tax record: −$163 /mo · $1,960/yr
• Insurance: −$130
• HOA: −$25
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-122

Break-even live

Break-even rent $2,478

Max offer price $290,954

Occupancy floor —

Sensitivity live

Price	-10% $55	-5% $-34	+0% $-122	+5% $-210	+10% $-299
Rent	-10% $-306	-5% $-214	+0% $-122	+5% $-30	+10% $62
Rate	-1.0pp $35	-0.5pp $-42	base $-122	+0.5pp $-203	+1.0pp $-285

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: $78,125
• Closing costs: $9,375
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3115 Carroll Rd Fort Wayne, IN	3.0	2.0	1244	$2,300	$1.85	14d	1	0.45mi
3205 Water Wheel Run Fort Wayne, IN	4.0	2.5	2382	$2,500	$1.05	44d	1	0.67mi
4722 Whittlebury Dr Fort Wayne, IN	4.0	2.0	1650	$1,999	$1.21	14d	1	0.73mi
5045 Portney Pl Fort Wayne, IN	4.0	2.5	2226	$2,300	$1.03	44d	1	0.83mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: landscaping

Listing history 10 events

1. 2026-04-12
   status Pending
2. 2026-04-10
   listed $312,500 Active
3. 2024-01-16
   soldstatus $285,000 Closed 469-char remark

   Show marketing remark (469 chars)

   This beautiful home features 3 bedrooms and 2 and 1/2 baths, with a spacious en suite. The main living space is stunning, with an open staircase adding to the charm. with 1844 sf of living space, you'll have plenty of room to make it your own. The 3-car attached garage is perfect for parking and extra storage. Outside, you'll find a spacious yard with beautiful landscaping, just waiting for it's next family to enjoy! This sounds like a wonderful place to call home!

4. 2024-01-03
   status Pending 469-char remark

   Show marketing remark (469 chars)

   This beautiful home features 3 bedrooms and 2 and 1/2 baths, with a spacious en suite. The main living space is stunning, with an open staircase adding to the charm. with 1844 sf of living space, you'll have plenty of room to make it your own. The 3-car attached garage is perfect for parking and extra storage. Outside, you'll find a spacious yard with beautiful landscaping, just waiting for it's next family to enjoy! This sounds like a wonderful place to call home!

5. 2023-10-29
   price $297,500 469-char remark

   Show marketing remark (469 chars)

   This beautiful home features 3 bedrooms and 2 and 1/2 baths, with a spacious en suite. The main living space is stunning, with an open staircase adding to the charm. with 1844 sf of living space, you'll have plenty of room to make it your own. The 3-car attached garage is perfect for parking and extra storage. Outside, you'll find a spacious yard with beautiful landscaping, just waiting for it's next family to enjoy! This sounds like a wonderful place to call home!

6. 2023-10-21
   listed $304,900 Active 469-char remark

   Show marketing remark (469 chars)

   This beautiful home features 3 bedrooms and 2 and 1/2 baths, with a spacious en suite. The main living space is stunning, with an open staircase adding to the charm. with 1844 sf of living space, you'll have plenty of room to make it your own. The 3-car attached garage is perfect for parking and extra storage. Outside, you'll find a spacious yard with beautiful landscaping, just waiting for it's next family to enjoy! This sounds like a wonderful place to call home!

7. 2020-06-18
   soldstatus $207,000 723-char remark

   Show marketing remark (723 chars)

   * * * MULTIPLE OFFERS. SELLER IS CALLING FOR HIGHEST AND BEST OFFERS BY 7PM ON 5/22/2020 * * * YOU WILL FALL IN LOVE with this updated and charming home in the highly desirable Northwest Allen County school district! This home features 3 bedrooms with a loft and 2.5 bathrooms! Open concept kitchen with bar seating, GRANITE countertops, tile backsplash, and stainless steel appliances! The master suite is on the main level and features a walk-in closet and a private bathroom with a shower and garden tub! Large great room with vaulted ceilings and open railing! This home also has a SUNROOM and a large patio. And you will have plenty of storage in the heated 3 CAR GARAGE! New roof in 2016! THIS IS A MUST SEE!!!

8. 2020-05-21
   listed $199,900 723-char remark

   Show marketing remark (723 chars)

   * * * MULTIPLE OFFERS. SELLER IS CALLING FOR HIGHEST AND BEST OFFERS BY 7PM ON 5/22/2020 * * * YOU WILL FALL IN LOVE with this updated and charming home in the highly desirable Northwest Allen County school district! This home features 3 bedrooms with a loft and 2.5 bathrooms! Open concept kitchen with bar seating, GRANITE countertops, tile backsplash, and stainless steel appliances! The master suite is on the main level and features a walk-in closet and a private bathroom with a shower and garden tub! Large great room with vaulted ceilings and open railing! This home also has a SUNROOM and a large patio. And you will have plenty of storage in the heated 3 CAR GARAGE! New roof in 2016! THIS IS A MUST SEE!!!

9. 2014-10-17
   soldstatus $154,600
10. 2014-08-17
    listed $156,900

ⓘ 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: $1,960 · $163/mo
• Projected year-2 tax: $2,308 · $192/mo
• Expected delta: +$348/yr (+$29/mo · 17.8%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,879
• − Mortgage interest: −$17,505
• − Property taxes: −$1,960
• − Insurance: −$1,562
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$300
• − Depreciation: −$9,091
• Taxable loss: −$7,000
• Est. tax savings @ 24.0%: +$1,680
• After-tax cash flow: $216/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: 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

• Census place: Huntertown, IN
• 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

+99.2% since first listed

10 events — show timeline

• 2026-04-12 Pending — IRMLS
• 2026-04-10 Listed $312,500 IRMLS
• 2024-01-16 Sold (MLS) $285,000 IRMLS
• 2024-01-03 Pending — IRMLS
• 2023-10-29 Price Changed $297,500 IRMLS
• 2023-10-21 Listed $304,900 IRMLS
• 2020-06-18 Sold (MLS) $207,000 IRMLS
• 2020-05-21 Listed $199,900 IRMLS
• 2014-10-17 Sold (MLS) $154,600 IRMLS
• 2014-08-17 Listed $156,900 IRMLS

Property tax history

+2.5%/yr

Latest (2024): $1,960 · +0.1% YoY. Source: county tax records.