1930 Bremer Rd · New Haven, IN 46803

$165,000

2 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 136 Days on market

Built 1946 9,148 sqft lot $109/sqft · 10% below area Est $183k · 10% under ↓ 8% since listing

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Why this score? — see what drove the C- 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 +12.9/30.0
• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautifully updated home features a breakfast nook, dining room, ample kitchen counter space, two bedrooms downstairs, and a full upstairs master bedroom. Fresh paint and flooring throughout. There is no shortage of storage space with a full unfinished basement as well as a detached two car garage.

Key facts

• Breakfast nook
• Dining room
• 9,148 sq ft lot

Tags

• BREAKFAST NOOK
• DINING ROOM
• AMPLE KITCHEN COUNTER SPACE
• FULL UNFINISHED BASEMENT
• DETACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-13 ($-158/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (23.3% below list).
• Recommended offer: $126k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in New Haven — 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 (#149 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, employment D, amenities 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.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 44% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Allen County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,483 (23.3% 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 136 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (median comp): $182,988
• List price: $165,000
• Delta: -9.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2611 Sheridan Rd	0.40mi	3/2.0 (+1)	1,440 (-5%)	0mo	$265,000	$184	63
2046 Dellwood Dr	0.55mi	2/2.0	1,516 (-0%)	20mo	$155,000	$102	53
2225 Dellwood Dr	0.61mi	2/2.0	1,700 (+12%)	1mo	$189,900	$112	47
2010 Sunnymede Dr	0.47mi	3/1.0 (+1)	1,682 (+11%)	14mo	$182,000	$108	43
2045 Medford Dr	0.42mi	3/2.0 (+1)	1,636 (+8%)	20mo	$154,397	$94	42
2411 Dellwood Dr	0.64mi	3/1.0 (+1)	1,665 (+10%)	24mo	$192,000	$115	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.93×
• Total profit: $88,967
• Equity at exit: $148,645

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $262,532
• Equity at exit: $320,559

Cash invested: $46,200 (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 46803

• Active inventory: 52
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-13

Break-even live

Break-even rent $1,281

Max offer price $162,678

Occupancy floor 96%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2806 New Haven Ave Fort Wayne, IN	3.0	1.0	1410	$1,125	$0.80	21d	1	1.42mi
2730 Chestnut St Fort Wayne, IN	3.0	1.5	1312	$950	$0.72	21d	1	1.43mi
2396 Cinema Xing Fort Wayne, IN	3.0	2.5	1580	$1,999	$1.27	44d	15	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $165,000 Active 136 DOM
2. 2026-06-17
   days on market $165,000 Active 135 DOM
3. 2026-06-16
   days on market $165,000 Active 134 DOM
4. 2026-06-15
   days on market $165,000 Active 133 DOM
5. 2026-06-14
   days on market $165,000 Active 131 DOM
6. 2026-06-13
   days on market $165,000 Active 130 DOM
7. 2026-06-10
   days on market $165,000 Active 128 DOM
8. 2026-06-09
   days on market $165,000 Active 127 DOM
9. 2026-06-08
   days on market $165,000 Active 126 DOM
10. 2026-06-07
    days on market $165,000 Active 125 DOM
11. 2026-06-03
    days on market $165,000 Active 121 DOM
12. 2026-06-02
    days on market $165,000 Active 120 DOM
13. 2026-06-01
    days on market $165,000 Active 119 DOM
14. 2026-05-31
    days on market $165,000 Active 118 DOM
15. 2026-05-30
    days on market $165,000 Active 117 DOM
16. 2026-04-13
    price $165,000 304-char remark

    Show marketing remark (304 chars)

    This beautifully updated home features a breakfast nook, dining room, ample kitchen counter space, two bedrooms downstairs, and a full upstairs master bedroom. Fresh paint and flooring throughout. There is no shortage of storage space with a full unfinished basement as well as a detached two car garage.

17. 2026-03-28
    status Active 304-char remark

    Show marketing remark (304 chars)

    This beautifully updated home features a breakfast nook, dining room, ample kitchen counter space, two bedrooms downstairs, and a full upstairs master bedroom. Fresh paint and flooring throughout. There is no shortage of storage space with a full unfinished basement as well as a detached two car garage.

18. 2026-03-09
    status Pending 304-char remark

    Show marketing remark (304 chars)

    This beautifully updated home features a breakfast nook, dining room, ample kitchen counter space, two bedrooms downstairs, and a full upstairs master bedroom. Fresh paint and flooring throughout. There is no shortage of storage space with a full unfinished basement as well as a detached two car garage.

19. 2026-02-22
    price $170,000 304-char remark

    Show marketing remark (304 chars)

    This beautifully updated home features a breakfast nook, dining room, ample kitchen counter space, two bedrooms downstairs, and a full upstairs master bedroom. Fresh paint and flooring throughout. There is no shortage of storage space with a full unfinished basement as well as a detached two car garage.

20. 2026-01-14
    listed $180,000 Active 304-char remark

    Show marketing remark (304 chars)

    This beautifully updated home features a breakfast nook, dining room, ample kitchen counter space, two bedrooms downstairs, and a full upstairs master bedroom. Fresh paint and flooring throughout. There is no shortage of storage space with a full unfinished basement as well as a detached two car garage.

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $1,171 · $98/mo
• Expected delta: +$231/yr (+$19/mo · 24.6%)

ⓘ 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 ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,178
• − Mortgage interest: −$9,243
• − Property taxes: −$940
• − Insurance: −$825
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$4,800
• Taxable loss: −$3,058
• Est. tax savings @ 24.0%: +$734
• After-tax cash flow: $576/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: 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

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 County · 326,813 people
• Metro: Fort Wayne, IN
• Population (ZIP): 10,994
• Household income: $34,381
• Rent vs Own: 56.4% rent · 43.6% own
• Severe rent burden: 660.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 27% Hispanic / Latino 24% Two or more races 10% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 17% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 16% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▲ 107.58%
• Current HPI: 404.7976
• Rent YoY: —
• 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

-8.3% since first listed

5 events — show timeline

• 2026-04-13 Price Changed $165,000 IRMLS
• 2026-03-28 Relisted — IRMLS
• 2026-03-09 Pending — IRMLS
• 2026-02-22 Price Changed $170,000 IRMLS
• 2026-01-14 Listed $180,000 IRMLS

Property tax history

+13.8%/yr

Latest (2024): $940 · +2.6% YoY. Source: county tax records.