Freeport Plan · Huntertown, IN 46818

$276,900

4 bd · 2.0 ba · 1,501 sqft · SingleFamily · 630 Days on market

Good condition ↓ 3% since listing

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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).

• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Freeport, a cozy and efficient one-story home offering 1,501 square feet of smartly designed living space. This plan includes 3 bedrooms and 2 bathrooms, making it ideal for first time homebuyers, downsizers, or anyone seeking a low-maintenance lifestyle. Inside, an open concept layout creates a seamless flow between the kitchen, dining area, and spacious family room - perfect for everyday living and casual gatherings. The kitchen features a convenient pantry, stainless steel appliances, shaker style cabinets, and generous counter space, with easy access to the dining area. The primary suite offers a private retreat with a comfortable bath with dual sinks and a walk-in closet, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Choose from a variety of elevations and exterior finishes and enjoy the freedom of a home designed for both convenience and style. Each Freeport includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Call today to find your Freeport. Photos representative of plan only and may vary as built.

Key facts

• Quartz countertops
• Open-concept layouts
• 2 garage spots

Tags

• SMART HOME TECHNOLOGY
• QUARTZ COUNTERTOPS
• OPEN-CONCEPT LAYOUTS

🏗️ New construction. The $276,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $329,688.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $277k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (0.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (13.2% below list).
• Recommended offer: $240k (13.2% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 36% 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 $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

• It's been on market 630 days — a 12% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $240,276 (13.2% 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 630 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $329,688
• List price: $276,900
• Delta: -16.01%
• 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
12147 Bozzio Rd	0.14mi	3/2.0 (-1)	1,497 (-0%)	4mo	$287,000	$192	84
4815 Windrow Way	0.21mi	3/2.0 (-1)	1,487 (-1%)	2mo	$320,000	$215	82
12744 Watts Dr	0.48mi	3/2.0 (-1)	1,498 (-0%)	3mo	$304,900	$204	70
12812 Watts Dr	0.53mi	3/2.0 (-1)	1,498 (-0%)	5mo	$303,940	$203	66
5091 Sickle Cv	0.16mi	3/2.0 (-1)	1,703 (+14%)	0mo	$342,200	$201	65
4840 Whittlebury Dr	0.51mi	3/2.0 (-1)	1,639 (+9%)	1mo	$359,227	$219	55
4684 Hammock Dr	0.30mi	3/2.0 (-1)	1,724 (+15%)	1mo	$327,000	$190	55
4914 Whittlebury Dr	0.54mi	3/2.0 (-1)	1,700 (+13%)	2mo	$369,900	$218	46
4977 Silverstone Psge	0.62mi	3/2.5 (-1)	1,642 (+9%)	6mo	$358,900	$219	44
5599 Broad Fields Cv	0.71mi	3/2.0 (-1)	1,665 (+11%)	1mo	$384,900	$231	43
5271 Elk Run Pl	0.63mi	3/2.0 (-1)	1,690 (+13%)	3mo	$411,000	$243	42
4725 Silverstone Psge	0.62mi	3/2.0 (-1)	1,716 (+14%)	2mo	$379,900	$221	41

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: -19.7%
• Equity multiple: 0.29×
• Total profit: $-65,861
• Equity at exit: $49,157

10-year hold

• IRR: -4.9%
• Equity multiple: 0.62×
• Total profit: $-35,347
• Equity at exit: $28,505

Cash invested: $92,313 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$1,729
• Tax est. 1.5%: −$412 /mo · $4,945/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-380

Break-even live

Break-even rent $2,884

Max offer price $274,670

Occupancy floor —

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: $82,422
• Closing costs: $9,891
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5045 Portney Pl Fort Wayne, IN	4.0	2.5	2226	$2,300	$1.03	43d	1	0.16mi
4722 Whittlebury Dr Fort Wayne, IN	4.0	2.0	1650	$1,999	$1.21	13d	1	0.37mi
3115 Carroll Rd Fort Wayne, IN	3.0	2.0	1244	$2,300	$1.85	13d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $276,900 Active 630 DOM
2. 2026-06-17
   days on market $276,900 Active 629 DOM
3. 2026-06-16
   days on market $276,900 Active 628 DOM
4. 2026-06-15
   days on market $276,900 Active 627 DOM
5. 2026-06-14
   days on market $276,900 Active 625 DOM
6. 2026-06-13
   days on market $276,900 Active 624 DOM
7. 2026-06-10
   days on market $276,900 Active 622 DOM
8. 2026-06-09
   days on market $276,900 Active 621 DOM
9. 2026-06-08
   days on market $276,900 Active 620 DOM
10. 2026-06-07
    days on market $276,900 Active 619 DOM
11. 2026-06-03
    days on market $276,900 Active 615 DOM
12. 2026-06-02
    days on market $276,900 Active 614 DOM
13. 2026-06-01
    days on market $276,900 Active 613 DOM
14. 2026-05-31
    days on market $276,900 Active 612 DOM
15. 2026-05-30
    days on market $276,900 Active 611 DOM
16. 2026-01-27
    price $276,900 1207-char remark

    Show marketing remark (1207 chars)

    Discover the Freeport, a cozy and efficient one-story home offering 1,501 square feet of smartly designed living space. This plan includes 3 bedrooms and 2 bathrooms, making it ideal for first time homebuyers, downsizers, or anyone seeking a low-maintenance lifestyle. Inside, an open concept layout creates a seamless flow between the kitchen, dining area, and spacious family room - perfect for everyday living and casual gatherings. The kitchen features a convenient pantry, stainless steel appliances, shaker style cabinets, and generous counter space, with easy access to the dining area. The primary suite offers a private retreat with a comfortable bath with dual sinks and a walk-in closet, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Choose from a variety of elevations and exterior finishes and enjoy the freedom of a home designed for both convenience and style. Each Freeport includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Call today to find your Freeport. Photos representative of plan only and may vary as built.

17. 2025-08-23
    price $286,900 1207-char remark

    Show marketing remark (1207 chars)

    Discover the Freeport, a cozy and efficient one-story home offering 1,501 square feet of smartly designed living space. This plan includes 3 bedrooms and 2 bathrooms, making it ideal for first time homebuyers, downsizers, or anyone seeking a low-maintenance lifestyle. Inside, an open concept layout creates a seamless flow between the kitchen, dining area, and spacious family room - perfect for everyday living and casual gatherings. The kitchen features a convenient pantry, stainless steel appliances, shaker style cabinets, and generous counter space, with easy access to the dining area. The primary suite offers a private retreat with a comfortable bath with dual sinks and a walk-in closet, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Choose from a variety of elevations and exterior finishes and enjoy the freedom of a home designed for both convenience and style. Each Freeport includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Call today to find your Freeport. Photos representative of plan only and may vary as built.

18. 2025-02-11
    price $289,900 1207-char remark

    Show marketing remark (1207 chars)

    Discover the Freeport, a cozy and efficient one-story home offering 1,501 square feet of smartly designed living space. This plan includes 3 bedrooms and 2 bathrooms, making it ideal for first time homebuyers, downsizers, or anyone seeking a low-maintenance lifestyle. Inside, an open concept layout creates a seamless flow between the kitchen, dining area, and spacious family room - perfect for everyday living and casual gatherings. The kitchen features a convenient pantry, stainless steel appliances, shaker style cabinets, and generous counter space, with easy access to the dining area. The primary suite offers a private retreat with a comfortable bath with dual sinks and a walk-in closet, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Choose from a variety of elevations and exterior finishes and enjoy the freedom of a home designed for both convenience and style. Each Freeport includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Call today to find your Freeport. Photos representative of plan only and may vary as built.

19. 2024-12-10
    price $288,000 1207-char remark

    Show marketing remark (1207 chars)

    Discover the Freeport, a cozy and efficient one-story home offering 1,501 square feet of smartly designed living space. This plan includes 3 bedrooms and 2 bathrooms, making it ideal for first time homebuyers, downsizers, or anyone seeking a low-maintenance lifestyle. Inside, an open concept layout creates a seamless flow between the kitchen, dining area, and spacious family room - perfect for everyday living and casual gatherings. The kitchen features a convenient pantry, stainless steel appliances, shaker style cabinets, and generous counter space, with easy access to the dining area. The primary suite offers a private retreat with a comfortable bath with dual sinks and a walk-in closet, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Choose from a variety of elevations and exterior finishes and enjoy the freedom of a home designed for both convenience and style. Each Freeport includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Call today to find your Freeport. Photos representative of plan only and may vary as built.

20. 2024-09-26
    listed $285,000 Active 1207-char remark

    Show marketing remark (1207 chars)

    Discover the Freeport, a cozy and efficient one-story home offering 1,501 square feet of smartly designed living space. This plan includes 3 bedrooms and 2 bathrooms, making it ideal for first time homebuyers, downsizers, or anyone seeking a low-maintenance lifestyle. Inside, an open concept layout creates a seamless flow between the kitchen, dining area, and spacious family room - perfect for everyday living and casual gatherings. The kitchen features a convenient pantry, stainless steel appliances, shaker style cabinets, and generous counter space, with easy access to the dining area. The primary suite offers a private retreat with a comfortable bath with dual sinks and a walk-in closet, while two additional bedrooms provide flexibility for guests, a home office, or hobbies. Choose from a variety of elevations and exterior finishes and enjoy the freedom of a home designed for both convenience and style. Each Freeport includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Call today to find your Freeport. Photos representative of plan only and may vary as built.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,833
• − Mortgage interest: −$18,468
• − Property taxes: −$4,945
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$9,591
• Taxable loss: −$10,432
• Est. tax savings @ 24.0%: +$2,504
• After-tax cash flow: $-2,059/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 · 6 photos

Good 80/100 Cosmetic rehab

The Freeport plan is a well-maintained, move-in-ready single-family home with good curb appeal and interior finishes. Minor updates to the exterior and interior can further enhance its value and attract a broader range of buyers and renters.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Replace window treatments — Improves energy efficiency and aesthetics.
• Both Install smart home features — Attracts tech-savvy buyers and renters.
• Both Add a smart thermostat — Reduces energy costs and appeals to eco-conscious buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Replace window treatments — Improves energy efficiency and aesthetics. ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters. ↑
• Both Add a smart thermostat — Reduces energy costs and appeals to eco-conscious buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.8% since first listed

5 events — show timeline

• 2026-01-27 Price Changed $276,900 Zillow
• 2025-08-23 Price Changed $286,900 Zillow
• 2025-02-11 Price Changed $289,900 Zillow
• 2024-12-10 Price Changed $288,000 Zillow
• 2024-09-26 Listed $285,000 Zillow