12706 Crystal Creek Pkwy · Fort Wayne, IN 46845

$335,000

3 bd · 2.5 ba · 2,224 sqft · SingleFamily public records · 4 Days on market

Built 2003 0.30 ac lot Est $374k · 10% under $27/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 +12.2/15.0
• Cash flow +9.3/30.0
• Rent growth +5.0/5.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous Conditioned 4 bedroom 2 1/2 bath home in Chapel Creek is a must see! HUGE fenced back yard with raised garden beds, fire pit, hookup for hot tub & extended patio area for outdoor entertaining. Low maintenance landscaping rock with pavers. This well-thought-out floor plan offers roomy bedrooms & a spacious Master Suite with HIS & HER walk-in closets, crown molding, double vanity & tile backsplash in shower. Newer ceiling & light fixtures throughout the home. Ceramic tile in laundry, kitchen, foyer & all baths. Kitchen has a great open-concept layout with tons of cabinet space, counter space, pantry & breakfast bar. NEWER improvements & upgrades include tile backsplash, faucet, deep granite sink, hardware, counter tops, disposal & gas range. All appliances stay (but are not warranted) including front loader washer & dryer. Separate laundry room on main floor. Solid 6-panel doors. Whole house air purification system (hospital grade). 3-CAR GARAGE boasts epoxy flooring (Rustoleum), generator plug, garage heater & newer 50 gallon water heater. Newer front storm door & slider to back yard. Fresh exterior paint. outdoor & indoor LED lighting. Conveniently located in NWAC schools, near shopping, restaurants & the new Union Chapel exit to I-69. Hassle-Free, Well Maintained Home, Excellent Condition. Move-In-Ready.

Key facts

• Open floor plan
• Move in ready
• Spacious family room

Tags

• OPEN FLOOR PLAN
• SPACIOUS FAMILY ROOM
• FULLY FENCED BACKYARD
• ABUNDANT NATURAL LIGHT
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-243 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (29.8% below list).
• Recommended offer: $235k (29.8% 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+.
• 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: Oak View Elementary School (math 66% / reading 55%, grade B-, #122 of 994 statewide, top 12%, 453 students, 14% FRL); 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 (+10.5%/yr); 224 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.
• Current owner paid $205k; list at $335k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $235,298 (29.8% 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: 0.70% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $373,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12706 Crystal Creek Pkwy	0.00mi	4/2.5 (+1)	2,224 (0%)	1mo	$335,000	$151	94
1443 Brandon Way	0.33mi	3/2.5	2,170 (-2%)	2mo	$435,000	$200	79
12720 Cavendish Ct	0.15mi	4/2.5 (+1)	2,118 (-5%)	8mo	$332,000	$157	73
1309 Crooked Creek Pkwy	0.43mi	3/2.5	2,067 (-7%)	0mo	$350,000	$169	68
12920 Jade Cv	0.71mi	3/2.0	2,217 (-0%)	0mo	$410,000	$185	64
2017 Falcon Ridge Ct	0.71mi	3/3.0	2,259 (+2%)	6mo	$342,500	$152	57
12124 Wellingham Ct	0.48mi	4/2.5 (+1)	2,452 (+10%)	3mo	$330,000	$135	53
1225 Clarion Dr	0.66mi	4/2.5 (+1)	2,160 (-3%)	9mo	$276,500	$128	52
2024 Millennium Xing	0.58mi	3/2.5	1,974 (-11%)	7mo	$331,000	$168	48
2004 Millennium Xing	0.58mi	3/2.5	1,926 (-13%)	5mo	$332,000	$172	47
1933 Millennium Xing	0.62mi	3/2.5	1,937 (-13%)	8mo	$377,000	$195	43
813 Seamist Pt	0.73mi	3/2.0	2,014 (-9%)	7mo	$290,000	$144	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.39×
• Total profit: $-57,402
• Equity at exit: $49,950

10-year hold

• IRR: -1.8%
• Equity multiple: 0.85×
• Total profit: $-13,680
• Equity at exit: $28,965

Cash invested: $93,800 (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 46845

• Home prices YoY: -34.6%
• Rents YoY: 10.5%
• Active inventory: 224
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$140
• HOA: −$27
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-243

Break-even live

Break-even rent $2,660

Max offer price $292,128

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-148	+0% $-243	+5% $-338	+10% $-432
Rent	-10% $-429	-5% $-336	+0% $-243	+5% $-150	+10% $-57
Rate	-1.0pp $-74	-0.5pp $-157	base $-243	+0.5pp $-329	+1.0pp $-418

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13101 Union Club Blvd Fort Wayne, IN	3.0	1.0–2.0	1183	$2,279	$1.93	15d	10	1.02mi
562 Highfields Cv Fort Wayne, IN	4.0	2.5	2413	$2,700	$1.12	23d	1	1.40mi

HOA detail

• Monthly dues: $27 · $324/yr
• Likely covers: watergaslandscaping

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   listed $335,000 Active
3. 2019-11-27
   listed $239,900
4. 2017-06-27
   soldstatus $205,000 1419-char remark

   Show marketing remark (1419 chars)

   Gorgeous Conditioned 4 bedroom 2 1/2 bath home in Chapel Creek is a must see! HUGE fenced back yard with raised garden beds, fire pit, hookup for hot tub & extended patio area for outdoor entertaining. Low maintenance landscaping rock with pavers. This well-thought-out floor plan offers roomy bedrooms & a spacious Master Suite with HIS & HER walk-in closets, crown molding, double vanity & tile backsplash in shower. Newer ceiling & light fixtures throughout the home. Ceramic tile in laundry, kitchen, foyer & all baths. Kitchen has a great open-concept layout with tons of cabinet space, counter space, pantry & breakfast bar. NEWER improvements & upgrades include tile backsplash, faucet, deep granite sink, hardware, counter tops, disposal & gas range. All appliances stay (but are not warranted) including front loader washer & dryer. Separate laundry room on main floor. Solid 6-panel doors. Whole house air purification system (hospital grade). 3-CAR GARAGE boasts epoxy flooring (Rustoleum), generator plug, garage heater & newer 50 gallon water heater. Newer front storm door & slider to back yard. Fresh exterior paint. outdoor & indoor LED lighting. Conveniently located in NWAC schools, near shopping, restaurants & the new Union Chapel exit to I-69. Hassle-Free, Well Maintained Home, Excellent Condition. Move-In-Ready.

5. 2017-05-15
   listed $209,900 1419-char remark

   Show marketing remark (1419 chars)

   Gorgeous Conditioned 4 bedroom 2 1/2 bath home in Chapel Creek is a must see! HUGE fenced back yard with raised garden beds, fire pit, hookup for hot tub & extended patio area for outdoor entertaining. Low maintenance landscaping rock with pavers. This well-thought-out floor plan offers roomy bedrooms & a spacious Master Suite with HIS & HER walk-in closets, crown molding, double vanity & tile backsplash in shower. Newer ceiling & light fixtures throughout the home. Ceramic tile in laundry, kitchen, foyer & all baths. Kitchen has a great open-concept layout with tons of cabinet space, counter space, pantry & breakfast bar. NEWER improvements & upgrades include tile backsplash, faucet, deep granite sink, hardware, counter tops, disposal & gas range. All appliances stay (but are not warranted) including front loader washer & dryer. Separate laundry room on main floor. Solid 6-panel doors. Whole house air purification system (hospital grade). 3-CAR GARAGE boasts epoxy flooring (Rustoleum), generator plug, garage heater & newer 50 gallon water heater. Newer front storm door & slider to back yard. Fresh exterior paint. outdoor & indoor LED lighting. Conveniently located in NWAC schools, near shopping, restaurants & the new Union Chapel exit to I-69. Hassle-Free, Well Maintained Home, Excellent Condition. Move-In-Ready.

6. 2015-07-28
   soldstatus $194,900
7. 2015-06-14
   listed $194,900

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,493 · $208/mo
• Expected delta: +$355/yr (+$30/mo · 16.6%)

ⓘ 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 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,236
• − Mortgage interest: −$18,765
• − Property taxes: −$2,138
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$324
• − Depreciation: −$9,745
• Taxable loss: −$8,930
• Est. tax savings @ 24.0%: +$2,143
• After-tax cash flow: $-769/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 — 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): 29,583
• Household income: $112,676
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 467.0

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 (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 5% · Vietnam, Canada, China
• Languages at home: 93% English-only · Spanish 2% Chinese 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: ▼ -112.27%
• Current HPI: 212.3516
• Rent YoY: ▲ 10.47%
• 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

+71.9% since first listed

7 events — show timeline

• 2026-04-27 Pending — IRMLS
• 2026-04-23 Listed $335,000 IRMLS
• 2019-11-27 Listed $239,900 IRMLS
• 2017-06-27 Sold (MLS) $205,000 IRMLS
• 2017-05-15 Listed $209,900 IRMLS
• 2015-07-28 Sold (MLS) $194,900 IRMLS
• 2015-06-14 Listed $194,900 IRMLS

Property tax history

+1.1%/yr

Latest (2024): $2,138 · +4.7% YoY. Source: county tax records.