8022 Carlie Ct · Fort Wayne, IN 46818

$287,500

3 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 22 Days on market

Built 2021 8,538 sqft lot $192/sqft · 6% below area Est $305k · 6% under $35/mo HOA · 2% 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 +10.1/15.0
• Cash flow +9.5/30.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3 bedroom, 2 bathroom nearly new ranch! Offering modern finishes, an open and functional layout, and the peace of mind of a remaining builder warranty, this home is truly move-in ready. Step inside to find a bright and spacious living area perfect for entertaining or relaxing with guests. The kitchen features contemporary finishes, ample storage space, and flows seamlessly into the dining and living spaces. The primary suite offers a private retreat with a full en-suite bathroom and generous closet space. Enjoy peaceful country views from the private backyard — the perfect setting for morning coffee, evening sunsets, or hosting get togethers

Key facts

• Ample storage space
• Bright living area
• Open layout

Tags

• MODERN FINISHES
• OPEN LAYOUT
• REMAINING BUILDER WARRANTY
• BRIGHT LIVING AREA
• AMPLE STORAGE SPACE
• FULL EN-SUITE BATHROOM

Property features AI

Finance

• Other: Property in Colonial Heights subdivision
• HOA & community: Homeowners association with annual fee of $420 (about $35/month)

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); Single-story home; Home faces unspecified direction; Home warranty included
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as site-built construction
• Exterior features: Level lot; Lot dimensions approximately 138.96 x 120 x 97

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven; Electric range; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Bedrooms located on main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms, both on the main level
• Heating & cooling: Natural gas heating; Forced air; Floor furnace; Central air conditioning
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; Kitchen island; Open floorplan; Master suite on main level; One fireplace
• Laundry & utility: Washer and dryer included; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (28.5% below list).
• Recommended offer: $206k (28.5% below list) — sets the bar for 1% rule.

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: Washington Elementary School (math 27% / reading 17%, grade F, #790 of 994 statewide, top 81%, 238 students, 74% FRL); Shawnee Middle School (math 11% / reading 22%, grade F, #287 of 330 statewide, top 88%, 675 students, 65% FRL); Northrop High School (math 25% / reading 62%, grade F, #191 of 369 statewide, top 52%, 2,136 students, 54% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 22 days — a 2% lower offer ($283k) is reasonable based on typical stale-listing flexibility.

Recommended offer $205,702 (28.5% 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. 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. 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: 0.72% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 11.6

CMA / ARV

• ARV (median comp): $305,325
• List price: $287,500
• Delta: -5.84%
• 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
4141 Shadowood Lakes Trl	0.26mi	3/2.0	1,509 (+1%)	3mo	$319,900	$212	84
4104 Ravens Cove Run	0.27mi	3/2.0	1,530 (+2%)	1mo	$264,900	$173	83
3593 Beck Ct	0.26mi	4/2.0 (+1)	1,501 (+0%)	3mo	$294,755	$196	79
7513 Haida Way	0.35mi	3/2.0	1,531 (+2%)	1mo	$265,000	$173	79
8117 Carlie Dr	0.08mi	3/2.0	1,386 (-7%)	8mo	$275,000	$198	77
8356 Colonial Lake Pass	0.23mi	3/2.0	1,415 (-5%)	5mo	$296,939	$210	76
8446 Kenny Ct	0.28mi	3/2.0	1,415 (-5%)	3mo	$292,900	$207	75
4085 Shadowood Lakes Trl	0.27mi	3/2.0	1,415 (-5%)	4mo	$304,300	$215	75
4051 Shadowood Lakes Trl	0.28mi	3/2.0	1,613 (+8%)	3mo	$314,000	$195	71
7520 Haida Way	0.33mi	3/2.0	1,580 (+6%)	9mo	$265,000	$168	68
4028 Ravens Cove Run	0.27mi	3/2.0	1,294 (-13%)	2mo	$252,500	$195	63
4106 Shadowood Lakes Trl	0.29mi	3/2.0	1,710 (+14%)	5mo	$347,807	$203	58

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: -16.7%
• Equity multiple: 0.39×
• Total profit: $-49,323
• Equity at exit: $42,867

10-year hold

• IRR: -2.2%
• Equity multiple: 0.82×
• Total profit: $-14,200
• Equity at exit: $24,858

Cash invested: $80,500 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,508
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$120
• HOA: −$35
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-200

Break-even live

Break-even rent $2,310

Max offer price $252,220

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-118	+0% $-200	+5% $-281	+10% $-362
Rent	-10% $-362	-5% $-281	+0% $-200	+5% $-118	+10% $-37
Rate	-1.0pp $-55	-0.5pp $-127	base $-200	+0.5pp $-274	+1.0pp $-350

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: $71,875
• Closing costs: $8,625
• 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	15d	5	0.28mi
7211 Carrington Blvd Fort Wayne, IN	3.0	2.0	1568	$1,399	$0.89	15d	1	0.71mi
13244 Etta DR Fort Wayne, IN	3.0	2.5	1330	$1,700	$1.28	45d	1	0.98mi
2316 Lima Ln Fort Wayne, IN	3.0	1.5	1160	$2,150	$1.85	15d	1	1.13mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 4 events

1. 2026-05-31
   status $287,500 Pending 22 DOM
2. 2026-05-31
   days on market $287,500 Active 22 DOM
3. 2026-05-30
   days on market $287,500 Active 21 DOM
4. 2026-05-09
   listed $290,000 Active 1059-char remark

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$248/yr (+$21/mo · 12.7%)

ⓘ 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 2/10 Low 7 d/yr ≥100°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: $24,684
• − Mortgage interest: −$16,104
• − Property taxes: −$1,947
• − Insurance: −$1,438
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − HOA: −$420
• − Depreciation: −$8,364
• Taxable loss: −$7,538
• Est. tax savings @ 24.0%: +$1,809
• After-tax cash flow: $-587/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

• 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

-0.9% since first listed

3 events — show timeline

• 2026-05-31 Pending — IRMLS
• 2026-05-24 Price Changed $287,500 IRMLS
• 2026-05-09 Listed $290,000 IRMLS

Property tax history

+83.6%/yr

Latest (2024): $1,947 · +2.3% YoY. Source: county tax records.