Lancia's Norah I Plan · Fort Wayne, IN 46845

$299,900

4 bd · 2.5 ba · 2,241 sqft · SingleFamily · 397 Days on market

Good condition $50/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.1/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Cash flow +4.1/30.0
• Condition / age +4.0/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia Norah I is a modern 2-story home with many customizable options to fit your family. Office or bonus room with french doors off foyer. Vaulted ceiling in Great Room with gas fireplace open to Nook and Kitchen. Stairs have a half-wall open to Great Room below. Laundry Room off Garage with bench seat lockers and coat hooks. Split main bath upstairs with separate vanity. Walk-in closets in all bedrooms. Full basement available with additional base price cost.

Key facts

• 2 parking spots
• Listed 397 days

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $427,767.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (23.1% below list).
• Recommended offer: $231k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 4.7% in Fort Wayne — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 380 active listings in the ZIP; 1 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 $3k of loan paydown is wiped out by about $13k 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 397 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $230,596 (23.1% 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 397 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.54% ✗
• Cap rate: 2.97%
• Cash-on-cash: -11.87%
• DSCR: 0.47
• GRM: 15.5

CMA / ARV

• ARV (median comp): $427,767
• List price: $299,900
• Delta: -29.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 Merriweather Psge	0.06mi	3/2.0 (-1)	2,140 (-4%)	2mo	$475,497	$222	82
12057 Falcatta Dr	0.40mi	4/2.5	2,241 (0%)	5mo	$429,320	$192	77
11718 Grand River Dr	0.27mi	3/2.5 (-1)	2,284 (+2%)	4mo	$371,828	$163	76
11233 Shalimar Dr	0.33mi	4/2.5	2,120 (-5%)	5mo	$325,000	$153	72
1236 Westwind Pl	0.37mi	4/2.5	2,392 (+7%)	1mo	$420,000	$176	71
495 Merriweather Psge	0.16mi	4/2.5	1,938 (-14%)	4mo	$350,000	$181	66
280 Montalcino Run	0.42mi	5/2.5 (+1)	2,340 (+4%)	4mo	$440,000	$188	64
377 Carrara Cv	0.36mi	4/2.5	2,444 (+9%)	5mo	$449,900	$184	64
12920 Jade Cv	0.69mi	3/2.0 (-1)	2,217 (-1%)	3mo	$410,000	$185	56
10833 Mill Lake Cv	0.71mi	4/2.5	2,041 (-9%)	3mo	$347,500	$170	49
244 Sepia Way	0.72mi	3/2.0 (-1)	2,065 (-8%)	4mo	$415,900	$201	43
10817 E Rosewood Cir	0.73mi	3/2.5 (-1)	2,494 (+11%)	2mo	$305,000	$122	40

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: -32.7%
• Equity multiple: -0.11×
• Total profit: $-132,505
• Equity at exit: $63,782

10-year hold

• IRR: -21.0%
• Equity multiple: -0.31×
• Total profit: $-156,793
• Equity at exit: $36,986

Cash invested: $119,775 (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: 26 active · 25 under contract
• Months of supply: 4.6 mo (22%/mo absorbed)
• Median asking: $301,900 ($131/sqft)
• Median days on market: 397 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +45.2% above current asking $/sqft

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

ZIP-level market 46845

• Home prices YoY: -34.6%
• Rents YoY: 10.5%
• Active inventory: 380
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$2,243
• Tax est. 1.5%: −$535 /mo · $6,417/yr
• Insurance: −$178
• HOA: −$50
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-1,184

Break-even live

Break-even rent $3,805

Max offer price $256,370

Occupancy floor —

Sensitivity live

Price	-10% $-889	-5% $-1,037	+0% $-1,184	+5% $-1,332	+10% $-1,480
Rent	-10% $-1,367	-5% $-1,276	+0% $-1,184	+5% $-1,093	+10% $-1,002
Rate	-1.0pp $-969	-0.5pp $-1,076	base $-1,184	+0.5pp $-1,295	+1.0pp $-1,408

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: $106,942
• Closing costs: $12,833
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
562 Highfields Cv Fort Wayne, IN	4.0	2.5	2413	$2,700	$1.12	116d	1	1.44mi

HOA detail $50/mo · $600/yr

• Likely covers: gas

Listing history 50 events

1. 2026-09-23
   days on market $299,900 Active 397 DOM
2. 2026-09-22
   days on market $299,900 Active 396 DOM
3. 2026-09-21
   days on market $299,900 Active 395 DOM
4. 2026-09-20
   days on market $299,900 Active 394 DOM
5. 2026-09-18
   days on market $299,900 Active 392 DOM
6. 2026-09-17
   days on market $299,900 Active 391 DOM
7. 2026-09-16
   days on market $299,900 Active 390 DOM
8. 2026-09-15
   days on market $299,900 Active 389 DOM
9. 2026-09-14
   days on market $299,900 Active 388 DOM
10. 2026-09-13
    days on market $299,900 Active 387 DOM
11. 2026-09-12
    days on market $299,900 Active 386 DOM
12. 2026-09-11
    days on market $299,900 Active 385 DOM
13. 2026-09-05
    days on market $299,900 Active 379 DOM
14. 2026-09-04
    days on market $299,900 Active 378 DOM
15. 2026-09-03
    days on market $299,900 Active 377 DOM
16. 2026-08-31
    days on market $299,900 Active 374 DOM
17. 2026-08-30
    days on market $299,900 Active 373 DOM
18. 2026-08-29
    days on market $299,900 Active 372 DOM
19. 2026-08-28
    days on market $299,900 Active 371 DOM
20. 2026-08-27
    days on market $299,900 Active 370 DOM
21. 2026-08-26
    days on market $299,900 Active 369 DOM
22. 2026-08-25
    days on market $299,900 Active 368 DOM
23. 2026-08-24
    days on market $299,900 Active 367 DOM
24. 2026-08-23
    days on market $299,900 Active 366 DOM
25. 2026-08-22
    days on market $299,900 Active 365 DOM
26. 2026-08-21
    days on market $299,900 Active 364 DOM
27. 2026-08-20
    days on market $299,900 Active 363 DOM
28. 2026-08-19
    days on market $299,900 Active 362 DOM
29. 2026-08-18
    days on market $299,900 Active 361 DOM
30. 2026-08-17
    days on market $299,900 Active 360 DOM
31. 2026-08-16
    days on market $299,900 Active 359 DOM
32. 2026-08-15
    days on market $299,900 Active 358 DOM
33. 2026-08-14
    days on market $299,900 Active 357 DOM
34. 2026-08-13
    days on market $299,900 Active 356 DOM
35. 2026-08-12
    days on market $299,900 Active 355 DOM
36. 2026-08-11
    days on market $299,900 Active 354 DOM
37. 2026-08-10
    days on market $299,900 Active 353 DOM
38. 2026-08-09
    days on market $299,900 Active 352 DOM
39. 2026-08-08
    days on market $299,900 Active 351 DOM
40. 2026-08-07
    days on market $299,900 Active 350 DOM
41. 2026-08-06
    days on market $299,900 Active 349 DOM
42. 2026-08-05
    days on market $299,900 Active 348 DOM
43. 2026-08-04
    days on market $299,900 Active 347 DOM
44. 2026-08-03
    days on market $299,900 Active 346 DOM
45. 2026-07-31
    days on market $299,900 Active 343 DOM
46. 2026-07-30
    days on market $299,900 Active 342 DOM
47. 2026-07-29
    days on market $299,900 Active 341 DOM
48. 2026-07-27
    days on market $299,900 Active 339 DOM
49. 2026-07-25
    days on market $299,900 Active 337 DOM
50. 2026-07-23
    days on market $299,900 Active 335 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 (shaded) · 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: $27,672
• − Mortgage interest: −$23,962
• − Property taxes: −$6,417
• − Insurance: −$2,139
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$600
• − Depreciation: −$12,444
• Taxable loss: −$22,317
• Est. tax savings @ 24.0%: +$5,356
• After-tax cash flow: $-8,858/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $11,205–$33,615 screening

This modern 2-story home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpeted stairs with hardwood — Improves flow and adds value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Oak View Elementary School B- IN #122/994 Nat'l #7,053/41,679 Middle Maple Creek Middle School C IN #43/330 Nat'l #3,367/14,009 High Carroll High School B+ IN #10/369 Nat'l #1,843/17,239

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

A Composite livability gradescore 84/100

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 · 394,020 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: 1% 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 (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%

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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: ▼ -112.27%
• Current HPI: 212.3516
• Rent YoY: ▲ 10.47%
• Metro: Fort Wayne, IN
• 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 $294,400 Zillow
• 2025-08-22 Listed $291,900 Zillow