13710 Lima Rd · Huntertown, IN 46818

$175,000

3 bd · 1.5 ba · 1,312 sqft · SingleFamily public records · 4 Days on market

Built 1910 1.36 ac lot Est $286k · 39% under

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Why this score? — see what drove the B+ 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible potential!! This 3 bedroom, 2 bath home is prime location and needs a personal touch! The remodel was started and is a blank slate to finish the kitchen the way you want it. Roof and siding were new in 2019 and HVAC is 5 years old. There is also water and electricity half way back on the property ideal for a pole building, warehouse or workshop. The perfect property for a renovation loan! Multiple offers received. .. accepting offers until 5:00 PM on Wednesday, 06/17.

Key facts

• Blank slate
• Prime location
• 1.36 acre lot

Tags

• PRIME LOCATION
• BLANK SLATE
• WATER AND ELECTRICITY

Property features AI

Exterior

• Parking: Circular driveway; Gravel parking; Off-street parking
• Utilities: Private well water source; Septic sewer
• Home design: Single-family residence (site-built); Two stories
• Construction: Wood siding; Asphalt roof; Full basement
• Exterior features: Level lot; Lot dimensions approximately 143 x 413; Private well water; Septic tank

Interior

• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Natural gas forced air heating
• Interior features: Gas water heater; Water heater; Fireplace in recreation room
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 10.6% 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: Maple Creek Middle School (math 41% / reading 60%, grade C, #43 of 330 statewide, top 14%, 957 students, 14% FRL); Carroll High School (math 59% / reading 86%, grade B+, #10 of 369 statewide, top 3%, 2,554 students, 21% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $286,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13853 Diavik Pl	0.15mi	3/2.0	1,451 (+11%)	3mo	$329,900	$227	71
13969 Diavik Pl	0.18mi	3/2.0	1,451 (+11%)	8mo	$316,600	$218	66
1485 Radomiro Psge	0.44mi	3/2.0	1,404 (+7%)	10mo	$324,500	$231	58
13227 Delano Cv	0.57mi	3/2.0	1,405 (+7%)	2mo	$285,000	$203	58
13635 Copper Strike Pass	0.46mi	3/2.0	1,449 (+10%)	4mo	$308,500	$213	56
13715 Copper Strike Pass	0.43mi	3/2.0	1,449 (+10%)	9mo	$303,000	$209	53
1651 Copper Mine Psge	0.58mi	3/2.0	1,391 (+6%)	11mo	$282,000	$203	52
13221 Delano Cv	0.58mi	3/2.0	1,460 (+11%)	2mo	$301,500	$207	50
1661 Anconia Cv	0.59mi	3/2.0	1,203 (-8%)	10mo	$275,000	$229	48
1732 Teniente Ct	0.68mi	3/2.0	1,191 (-9%)	5mo	$279,900	$235	47
1507 Grasberg Cv	0.67mi	3/2.0	1,223 (-7%)	12mo	$269,900	$221	46
14492 Andina Trl	0.73mi	3/2.0	1,498 (+14%)	7mo	$276,000	$184	35

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: 10.9%
• Equity multiple: 1.45×
• Total profit: $22,157
• Equity at exit: $26,093

10-year hold

• IRR: 23.2%
• Equity multiple: 3.42×
• Total profit: $118,504
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,172 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $627

Break-even live

Break-even rent $1,378

Max offer price $175,000

Occupancy floor 66%

Sensitivity live

Price	-10% $726	-5% $677	+0% $627	+5% $578	+10% $528
Rent	-10% $456	-5% $541	+0% $627	+5% $713	+10% $799
Rate	-1.0pp $715	-0.5pp $672	base $627	+0.5pp $582	+1.0pp $536

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14784 Gul St Fort Wayne, IN	3.0	2.5	1459	$1,895	$1.30	14d	4	0.76mi
1527 Flint Lock Ln Fort Wayne, IN	3.0	2.5	1570	$1,950	$1.24	44d	1	0.97mi

Listing history 8 events

1. 2026-06-18
   status $175,000 Pending 4 DOM
2. 2026-06-17
   days on market $175,000 Active 4 DOM
3. 2026-06-16
   days on market $175,000 Active 3 DOM
4. 2026-06-15
   remarks 484-char remark
5. 2026-06-15
   remarks 445-char remark
6. 2026-06-15
   days on market $175,000 Active 2 DOM
7. 2026-06-14
   remarks 387-char remark
8. 2026-06-14
   listed $175,000 Active 1 DOM

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$154/yr (+$13/mo · 13.1%)

ⓘ 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 ≥101°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: $26,066
• − Mortgage interest: −$9,803
• − Property taxes: −$1,179
• − Insurance: −$875
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$5,091
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $6,338/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

• 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

1 event — show timeline

• 2026-06-13 Listed $175,000 IRMLS

Property tax history

+8.9%/yr

Latest (2024): $1,179 · -56.7% YoY. Source: county tax records.