Lancia's Harper Plan · New Haven, IN 46774

$234,300

3 bd · 2.0 ba · 1,509 sqft · SingleFamily · 443 Days on market

Excellent condition $26/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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Harper is low maintenance ranch living in 1,509 sq. ft This 3 Bedroom split ranch home has an open floorplan. Kitchen has a breakfast bar on island and corner long walk-in pantry. A full or partial basement is available.

Key facts

• 2 parking spots
• Listed 443 days

🏗️ New construction. The $234,300 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,568.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (15.1% below list).
• Recommended offer: $199k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#149 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• East Allen County Schools (suburban): math 36% / reading 47% proficiency, ranked #122 of 301 in IN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Haven Intermediate School (math 28% / reading 29%, grade F, #727 of 994 statewide, top 73%, 589 students, 64% FRL); New Haven Jr/Sr High School (math 21% / reading 50%, grade F, #263 of 369 statewide, top 72%, 1,494 students, 67% FRL) — zoned schools average 66% FRL vs 43% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 304 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).
• This rent runs 34% of the median local income ($71k/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 $8k 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 443 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,812 (15.1% 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 443 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.79% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $252,568
• List price: $234,300
• Delta: -7.23%
• 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
10257 Crossland Ln	0.24mi	3/2.0	1,596 (+6%)	5mo	$294,763	$185	75
1418 Deveron Dr	0.18mi	3/1.5	1,382 (-8%)	5mo	$215,900	$156	71
10432 Chesterhills Ct	0.51mi	3/2.0	1,486 (-2%)	4mo	$269,900	$182	70
3821 Scarborough Dr	0.49mi	3/2.0	1,479 (-2%)	4mo	$269,000	$182	70
10247 Erwin Ln	0.09mi	3/2.5	1,713 (+14%)	3mo	$290,000	$169	69
1821 Greenstone Dr	0.32mi	3/1.5	1,394 (-8%)	2mo	$225,000	$161	69
1546 Mac Pherson Dr	0.36mi	4/1.5 (+1)	1,556 (+3%)	4mo	$220,000	$141	67
1516 Tartan Ln	0.44mi	3/1.5	1,404 (-7%)	2mo	$225,000	$160	64
1331 Scots Ln	0.64mi	4/1.5 (+1)	1,464 (-3%)	3mo	$219,900	$150	56
1825 Richfield Dr	0.46mi	3/1.5	1,344 (-11%)	3mo	$210,000	$156	56
9518 Sweetwater Ct	0.53mi	4/2.0 (+1)	1,679 (+11%)	2mo	$284,900	$170	50
4369 Fenwick Dr	0.70mi	4/2.5 (+1)	1,684 (+12%)	2mo	$269,000	$160	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-53,671
• Equity at exit: $37,659

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-63,019
• Equity at exit: $21,837

Cash invested: $70,719 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 38 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $238,850 ($158/sqft)
• Median days on market: 336 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +6.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46774

• Active inventory: 304
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,324
• Tax est. 1.5%: −$316 /mo · $3,789/yr
• Insurance: −$105
• HOA: −$26
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-201

Break-even live

Break-even rent $2,242

Max offer price $223,508

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-114	+0% $-201	+5% $-288	+10% $-375
Rent	-10% $-358	-5% $-279	+0% $-201	+5% $-122	+10% $-44
Rate	-1.0pp $-74	-0.5pp $-137	base $-201	+0.5pp $-266	+1.0pp $-333

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: $63,142
• Closing costs: $7,577
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3667 Victoria Lakes Ct New Haven, IN	4.0	2.5	2120	$2,595	$1.22	0d	1	0.06mi
3589 Canal Square Dr New Haven, IN	3.0	2.5	1437	$1,495	$1.04	0d	1	0.12mi
3599 Canal Square Dr New Haven, IN	3.0	2.5	1832	$2,295	$1.25	162d	1	0.16mi
3565 Canal Square Dr New Haven, IN	3.0	2.5	1832	$1,895	$1.03	46d	1	0.20mi
3559 Canal Square Dr New Haven, IN	3.0	2.5	1832	$1,990	$1.09	46d	1	0.20mi
3591 Canal Square Dr New Haven, IN	3.0	1.5	1467	$1,695	$1.16	184d	1	0.20mi
3561 Canal Square Dr New Haven, IN	3.0	2.5	1832	$1,990	$1.09	18d	1	0.20mi
3556 Canal Square Dr New Haven, IN	3.0	2.5	1832	$1,990	$1.09	16d	1	0.20mi
10390 Silver Rock Chase New Haven, IN	4.0	2.5	1767	$2,250	$1.27	184d	1	0.33mi
3612 Kirklynn Dr New Haven, IN	3.0	2.0	1288	$1,950	$1.51	9d	1	0.43mi
9668 Pinepark Pass New Haven, IN	3.0	2.0	1192	$1,750	$1.47	24d	1	0.85mi
4309 Silver Birch Cv New Haven, IN	3.0	2.0	1531	$1,875	$1.22	0d	1	0.93mi
1135 Summit St New Haven, IN	2.0	1.0	1061	$1,025	$0.97	162d	1	1.29mi

Listing history 50 events

1. 2026-11-08
   days on market $234,300 Active 443 DOM
2. 2026-11-07
   days on market $234,300 Active 442 DOM
3. 2026-11-06
   days on market $234,300 Active 441 DOM
4. 2026-11-05
   days on market $234,300 Active 440 DOM
5. 2026-11-04
   days on market $234,300 Active 439 DOM
6. 2026-11-02
   days on market $234,300 Active 437 DOM
7. 2026-11-01
   days on market $234,300 Active 436 DOM
8. 2026-10-31
   days on market $234,300 Active 435 DOM
9. 2026-10-30
   days on market $234,300 Active 434 DOM
10. 2026-10-29
    days on market $234,300 Active 433 DOM
11. 2026-10-28
    days on market $234,300 Active 432 DOM
12. 2026-10-27
    days on market $234,300 Active 431 DOM
13. 2026-10-26
    days on market $234,300 Active 430 DOM
14. 2026-10-25
    days on market $234,300 Active 429 DOM
15. 2026-10-24
    days on market $234,300 Active 428 DOM
16. 2026-10-23
    days on market $234,300 Active 427 DOM
17. 2026-10-22
    days on market $234,300 Active 426 DOM
18. 2026-10-21
    days on market $234,300 Active 425 DOM
19. 2026-10-20
    days on market $234,300 Active 424 DOM
20. 2026-10-19
    days on market $234,300 Active 423 DOM
21. 2026-10-18
    days on market $234,300 Active 422 DOM
22. 2026-10-17
    days on market $234,300 Active 421 DOM
23. 2026-10-16
    days on market $234,300 Active 420 DOM
24. 2026-10-15
    days on market $234,300 Active 419 DOM
25. 2026-10-14
    days on market $234,300 Active 418 DOM
26. 2026-10-13
    days on market $234,300 Active 417 DOM
27. 2026-10-12
    days on market $234,300 Active 416 DOM
28. 2026-10-11
    days on market $234,300 Active 415 DOM
29. 2026-10-10
    days on market $234,300 Active 414 DOM
30. 2026-10-09
    days on market $234,300 Active 413 DOM
31. 2026-10-08
    days on market $234,300 Active 412 DOM
32. 2026-10-07
    days on market $234,300 Active 411 DOM
33. 2026-10-06
    days on market $234,300 Active 410 DOM
34. 2026-10-05
    days on market $234,300 Active 409 DOM
35. 2026-10-04
    days on market $234,300 Active 408 DOM
36. 2026-10-04
    days on market $234,300 Active 407 DOM
37. 2026-10-02
    days on market $234,300 Active 406 DOM
38. 2026-10-01
    days on market $234,300 Active 405 DOM
39. 2026-09-30
    days on market $234,300 Active 404 DOM
40. 2026-09-29
    days on market $234,300 Active 403 DOM
41. 2026-09-28
    days on market $234,300 Active 402 DOM
42. 2026-09-27
    days on market $234,300 Active 401 DOM
43. 2026-09-26
    days on market $234,300 Active 400 DOM
44. 2026-09-25
    days on market $234,300 Active 399 DOM
45. 2026-09-24
    days on market $234,300 Active 398 DOM
46. 2026-09-23
    days on market $234,300 Active 397 DOM
47. 2026-09-22
    days on market $234,300 Active 396 DOM
48. 2026-09-21
    days on market $234,300 Active 395 DOM
49. 2026-09-20
    days on market $234,300 Active 394 DOM
50. 2026-09-18
    days on market $234,300 Active 392 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,857
• − Mortgage interest: −$14,148
• − Property taxes: −$3,789
• − Insurance: −$1,263
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$312
• − Depreciation: −$7,347
• Taxable loss: −$6,818
• Est. tax savings @ 24.0%: +$1,636
• After-tax cash flow: $-774/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 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the curb appeal and add value to the property. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary New Haven Primary School High New Haven Jr/sr High School F IN #263/369 Nat'l #9,497/17,239

Schools (NCES district)

• District: East Allen County Schools
• NCES district ID: 1802850
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $50,524
• Composite: 35.75/100
• National rank: #4849
• State rank: #122 of 301 in IN

B Composite livability gradescore 70/100

Livability — New Haven

• Score: 70/100
• State rank: #149
• US rank: #7499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, IN
• County: Allen · 394,020 people
• Metro: Fort Wayne, IN
• Population (ZIP): 17,066
• Household income: $70,758
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 3% Asian 1%
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 3% Chinese 1%

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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: ▼ -185.27%
• Current HPI: 241.5333
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

2 events — show timeline

• 2026-02-09 Price Changed $229,200 Zillow
• 2025-08-22 Listed $227,100 Zillow