837 Huestis Ave · Fort Wayne, IN 46807

$94,000

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 21 Days on market

Built 1890 1,824 sqft lot Est $177k · 47% 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.4/10.0
• Rent growth +4.6/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

1440 Sq foot, 3 bedroom 1bath home on Huestis. Check out this nice house with newer exterior and interior paint. Flooring is in decent shape and house is move in ready but could use a little love. Someone with some handy person skills can make this your dream home with a little elbow grease. Room sizes are estimates

Key facts

• 1,824 sq ft lot
• Built 1890
• Listed 20 days

Property features AI

Finance

• Other: Property listed by CENTURY 21 Bradley Realty, Inc
• Financial info: Tax information not included per instructions
• HOA & community: Subdivision: Fox(s)

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; Two stories
• Construction: Wood siding exterior
• Exterior features: Level lot; Lot dimensions approximately 38 x 48

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No cooling system
• Interior features: Full basement; Five total rooms
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.7% in Fort Wayne — 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 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-, schools D+, 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.
• Market conditions: Rents rising fast (+8.2%/yr); 94 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $650 of loan paydown is wiped out by about $3k 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 + 8.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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.
5. 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.
6. 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: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $177,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2027 Thompson Ave	0.45mi	3/1.0 (+1)	1,320 (-8%)	1mo	$163,000	$123	60
314 W Wildwood Ave	0.60mi	3/1.5 (+1)	1,392 (-3%)	3mo	$156,500	$112	57
2911 Broadway	0.30mi	3/1.0 (+1)	1,236 (-14%)	2mo	$129,000	$104	56
3124 Broadway	0.47mi	3/2.0 (+1)	1,556 (+8%)	1mo	$159,900	$103	55
1510 Waldron Cir	0.49mi	3/1.0 (+1)	1,597 (+11%)	2mo	$179,900	$113	52
327 Kinsmoor Ave	0.74mi	3/2.0 (+1)	1,479 (+3%)	3mo	$184,000	$124	50
3314 Webster St	0.73mi	3/1.0 (+1)	1,534 (+6%)	2mo	$153,000	$100	48
1303 Rockhill St	0.72mi	2/1.5	1,299 (-10%)	1mo	$272,000	$209	47
721 W Oakdale Dr	0.73mi	3/1.5 (+1)	1,344 (-7%)	2mo	$190,000	$141	47
1020 W Oakdale Dr	0.69mi	3/2.0 (+1)	1,600 (+11%)	1mo	$192,500	$120	39
709 W Oakdale Dr	0.73mi	3/1.5 (+1)	1,640 (+14%)	2mo	$260,000	$159	34
1202 W Oakdale Dr	0.72mi	3/1.5 (+1)	1,650 (+15%)	3mo	$237,000	$144	32

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: 5.4%
• Equity multiple: 1.22×
• Total profit: $5,808
• Equity at exit: $14,016

10-year hold

• IRR: 19.1%
• Equity multiple: 2.99×
• Total profit: $52,306
• Equity at exit: $8,127

Cash invested: $26,320 (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 46807

• Rents YoY: 8.2%
• Active inventory: 94
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,162 high
• Mortgage (P&I): −$493
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $233

Break-even live

Break-even rent $867

Max offer price $94,000

Occupancy floor 75%

Sensitivity live

Price	-10% $287	-5% $260	+0% $233	+5% $207	+10% $180
Rent	-10% $141	-5% $187	+0% $233	+5% $279	+10% $325
Rate	-1.0pp $281	-0.5pp $257	base $233	+0.5pp $209	+1.0pp $184

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2431 Fox Ave Fort Wayne, IN	3.0	1.5	1522	$1,550	$1.02	15d	1	0.08mi
907 Lincoln Ave Fort Wayne, IN	2.0	1.0	1060	$850	$0.80	15d	1	0.11mi
1235 Huestis Ave Unit A Fort Wayne, IN	2.0	1.0	1040	$950	$0.91	45d	1	0.21mi
2445 Fairfield Ave Fort Wayne, IN	2.0	1.5	950	$1,150	$1.21	15d	3	0.29mi
1360 Huestis Ave Fort Wayne, IN	3.0	1.0	1056	$1,080	$1.02	15d	1	0.34mi
1342 Guthrie St Fort Wayne, IN	3.0	1.0	1200	$899	$0.75	45d	1	0.35mi
2430 Thompson Ave Fort Wayne, IN	2.0	1.0	1197	$975	$0.81	15d	1	0.36mi
2133 Riedmiller Ave Fort Wayne, IN	3.0	1.0	1056	$1,050	$0.99	22d	1	0.45mi
1104 Stophlet St Fort Wayne, IN	3.0	1.5	1288	$1,400	$1.09	15d	1	0.50mi
3201 Dinnen Ave Fort Wayne, IN	2.0	1.0	986	$999	$1.01	15d	1	0.51mi
309 W Leith St Unit 2 Fort Wayne, IN	2.0	1.0	900	$1,000	$1.11	45d	1	0.51mi
309 W Williams St Unit 1 Fort Wayne, IN	2.0	1.0	900	$900	$1.00	22d	1	0.58mi
3008 Webster St Fort Wayne, IN	3.0	1.0	1344	$1,449	$1.08	22d	1	0.59mi
1332 Swinney Ave Fort Wayne, IN	2.0	1.0	1035	$1,300	$1.26	45d	1	0.63mi
1421 Swinney Ave Unit 2 Fort Wayne, IN	1.0	1.0	950	$850	$0.89	45d	1	0.63mi
217 W Masterson Ave Fort Wayne, IN	2.0	1.0	1100	$995	$0.90	22d	1	0.67mi
116 E Pontiac St Fort Wayne, IN	3.0	1.5	1400	$1,175	$0.84	22d	1	0.68mi
877 Lavina St Fort Wayne, IN	1.0–3.0	1.0–2.0	997	$2,187	$2.19	45d	17	0.74mi
603 Lavina St Fort Wayne, IN	3.0	2.0	1872	$1,899	$1.01	45d	1	0.75mi
1118 Rockhill St Fort Wayne, IN	3.0	3.0	1790	$2,300	$1.28	45d	1	0.80mi
227 W Darrow Ave Fort Wayne, IN	3.0	1.0	995	$1,000	$1.01	45d	1	0.80mi
3510 S Harrison St Fort Wayne, IN	3.0	1.0	1248	$975	$0.78	15d	1	0.84mi
1250 Ewing St Fort Wayne, IN	2.0	1.0–2.0	980	$2,081	$2.12	22d	24	0.88mi
420 E Dewald St Fort Wayne, IN	3.0	1.5	1472	$1,300	$0.88	45d	1	0.94mi
915 Garden St Fort Wayne, IN	2.0	2.0	1275	$1,650	$1.29	15d	1	0.96mi
901 W Wayne St Unit 3 Fort Wayne, IN	2.0	2.0	1312	$1,700	$1.30	45d	1	0.98mi
451 E Pontiac St Fort Wayne, IN	3.0	1.0	1308	$1,050	$0.80	45d	1	0.99mi
835 Van Buren St Fort Wayne, IN	2.0	1.0–2.0	750	$1,995	$2.66	15d	29	1.06mi
4201 S Wayne Ave Fort Wayne, IN	3.0	1.5	1252	$1,400	$1.12	22d	1	1.10mi
3801 Lafayette St Fort Wayne, IN	2.0	1.0	1116	$995	$0.89	15d	1	1.21mi
112 W Washington Blvd Fort Wayne, IN	1.0–2.0	1.0–2.0	768	$1,500	$1.95	22d	2	1.21mi
859 Buchanan St Fort Wayne, IN	1.0–4.0	1.0	887	$900	$1.01	22d	1	1.34mi

Listing history 10 events

1. 2026-06-10
   days on market $94,000 Active 21 DOM
2. 2026-06-09
   days on market $94,000 Active 20 DOM
3. 2026-06-08
   days on market $94,000 Active 19 DOM
4. 2026-06-07
   days on market $94,000 Active 18 DOM
5. 2026-06-03
   days on market $94,000 Active 14 DOM
6. 2026-06-02
   days on market $94,000 Active 13 DOM
7. 2026-06-01
   days on market $94,000 Active 12 DOM
8. 2026-05-31
   days on market $94,000 Active 11 DOM
9. 2026-05-30
   days on market $94,000 Active 10 DOM
10. 2026-05-18
    listed $94,000 Active

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,947
• − Mortgage interest: −$5,265
• − Property taxes: −$1,834
• − Insurance: −$470
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,735
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,461/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

• Census place: Fort Wayne, IN
• County: Allen County · 326,813 people
• City population: 326,813
• Metro: Fort Wayne, IN
• Population (ZIP): 16,317
• Household income: $58,685
• Rent vs Own: 39.7% rent · 60.3% own
• Severe rent burden: 680.0

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 0.66)
• Race & ethnicity: White 54% Two or more races 19% Hispanic / Latino 16% Black 14% Asian 4%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Slovak 3% Lithuanian 3% Romanian 2%
• Foreign-born: 9% · Canada, Philippines, Jamaica
• Languages at home: 82% English-only · Spanish 13% Other Asian/Pacific 4% German/W. Germanic 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: ▼ -318.66%
• Current HPI: 272.6238
• Rent YoY: ▲ 8.24%
• 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

• 2026-05-18 Listed $94,000 IRMLS

Property tax history

+12.1%/yr

Latest (2024): $1,834 · +16.7% YoY. Source: county tax records.