125 Esmond St · Fort Wayne, IN 46806

$113,600

3 bd · 1.5 ba · 1,959 sqft · SingleFamily public records · 83 Days on market

Built 1925 5,400 sqft lot $58/sqft · 14% below area ↓ 7% since listing

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Why this score? — see what drove the C+ 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
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 125 Esmond Street, a beautifully maintained 4-bedroom, 2-bath home offering nearly 2,000 finished square feet of comfortable living space in the heart of Fort Wayne's Baltes Fleming & Esmond neighborhood. Built in 1925 and full of timeless character, this home blends classic charm with modern essentials. Step inside to find a thoughtfully designed layout featuring spacious bedrooms, two full bathrooms, and main-level laundry for everyday convenience. The full basement provides plenty of additional storage or future finishing potential. Stay comfortable year-round with gas forced-air heating, and enjoy the durability of a classic brick exterior with vinyl accents. Situated on a level 0.12-acre city lot, this property is ideally located within the Fort Wayne Community Schools district — served by Fairfield Elementary, Shawnee Middle, and South Side High School. With easy access to downtown Fort Wayne, you're just minutes from local dining, shopping, parks, and major commuter routes. Whether you're a first-time buyer, growing family, or investor looking for a solid Fort Wayne property, 125 Esmond Street is ready to welcome you home. Schedule your private showing today!

Key facts

• 5,400 sq ft lot
• Built 1925
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $107k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.8% 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 (+4.9%/yr); 129 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 34% of the median local income ($48k/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 $785 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 + 4.9% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,784 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.18% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $250,957
• List price: $113,600
• Delta: -54.73%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 E Suttenfield St	0.25mi	3/1.5	2,138 (+9%)	3mo	$184,900	$86	71
2910 S Harrison St	0.13mi	3/1.5	1,696 (-13%)	4mo	$172,500	$102	68
318 W Butler St	0.61mi	3/2.0	1,960 (+0%)	4mo	$46,000	$23	67
401 W Williams St	0.69mi	3/1.5	1,922 (-2%)	8mo	$73,000	$38	58
2901 Weisser Park Ave	0.53mi	3/1.5	1,824 (-7%)	9mo	$135,000	$74	56
2326 Webster St	0.42mi	3/3.0	2,160 (+10%)	5mo	$300,000	$139	53
612 W Dewald St	0.69mi	4/2.0 (+1)	2,046 (+4%)	2mo	$112,000	$55	52
541 Kinnaird Ave	0.53mi	4/1.5 (+1)	1,728 (-12%)	2mo	$70,000	$41	49
609 W Oakdale Dr	0.67mi	4/1.5 (+1)	2,126 (+8%)	9mo	$262,000	$123	42
810 W Wildwood Ave	0.64mi	3/1.5	1,671 (-15%)	6mo	$225,000	$135	40
801 Grace Ave	0.67mi	3/3.0	1,738 (-11%)	5mo	$153,000	$88	40
3820 Arlington Ave	0.74mi	4/1.5 (+1)	1,696 (-13%)	4mo	$190,000	$112	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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,292
• Equity at exit: $16,938

10-year hold

• IRR: 13.3%
• Equity multiple: 2.15×
• Total profit: $36,631
• Equity at exit: $9,822

Cash invested: $31,808 (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 46806

• Home prices YoY: -33.6%
• Rents YoY: 4.9%
• Active inventory: 129
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$596
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $283

Break-even live

Break-even rent $986

Max offer price $113,600

Occupancy floor 74%

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: $28,400
• Closing costs: $3,408
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 E Pontiac St Fort Wayne, IN	3.0	1.5	1400	$1,175	$0.84	21d	1	0.17mi
3008 Webster St Fort Wayne, IN	3.0	1.0	1344	$1,449	$1.08	21d	1	0.17mi
2616 S Harrison St Fort Wayne, IN	4.0	2.0	1908	$1,500	$0.79	44d	1	0.23mi
2530 Lafayette St Fort Wayne, IN	4.0	1.0	1816	$1,500	$0.83	44d	1	0.31mi
3510 S Harrison St Fort Wayne, IN	3.0	1.0	1248	$975	$0.78	14d	1	0.36mi
451 E Pontiac St Fort Wayne, IN	3.0	1.0	1308	$1,050	$0.80	44d	1	0.36mi
420 E Dewald St Fort Wayne, IN	3.0	1.5	1472	$1,300	$0.88	44d	1	0.55mi
2118 Webster St Fort Wayne, IN	4.0	1.0	2200	$1,175	$0.53	44d	1	0.57mi
724 Kinnaird Ave Fort Wayne, IN	3.0	1.5	1880	$1,450	$0.77	44d	1	0.60mi
2431 Fox Ave Fort Wayne, IN	3.0	1.5	1522	$1,550	$1.02	14d	1	0.68mi
1024 Colerick St Fort Wayne, IN	4.0	1.0	1388	$1,065	$0.77	21d	1	0.72mi
4133 Lafayette St Fort Wayne, IN	4.0	2.0	1640	$1,400	$0.85	21d	1	0.79mi
4201 S Wayne Ave Fort Wayne, IN	3.0	1.5	1252	$1,400	$1.12	21d	1	0.95mi
2627 Holton Ave Fort Wayne, IN	3.0	2.0	1936	$1,500	$0.77	14d	1	0.99mi
1353 Huestis Ave Fort Wayne, IN	4.0	1.0	1328	$1,300	$0.98	14d	1	1.05mi
4405 S Park Dr Fort Wayne, IN	2.0	1.0	1440	$1,175	$0.82	14d	1	1.11mi
1104 Stophlet St Fort Wayne, IN	3.0	1.5	1288	$1,400	$1.09	14d	1	1.12mi
603 Lavina St Fort Wayne, IN	3.0	2.0	1872	$1,899	$1.01	44d	1	1.13mi
1250 Ewing St Fort Wayne, IN	2.0	1.0–2.0	980	$2,081	$2.12	21d	24	1.18mi
877 Lavina St Fort Wayne, IN	1.0–3.0	1.0–2.0	997	$2,980	$2.99	44d	17	1.21mi
1132 S Hanna St Unit 1 Fort Wayne, IN	4.0	1.5	1656	$1,600	$0.97	44d	1	1.34mi
1118 Rockhill St Fort Wayne, IN	3.0	3.0	1790	$2,300	$1.28	44d	1	1.34mi
1131 E Lewis St Fort Wayne, IN	4.0	2.0	1476	$1,950	$1.32	14d	1	1.40mi
919 Madison St Fort Wayne, IN	2.0	1.0	1332	$995	$0.75	44d	1	1.45mi
901 W Wayne St Unit 3 Fort Wayne, IN	2.0	2.0	1312	$1,700	$1.30	44d	1	1.46mi

Listing history 11 events

1. 2026-06-09
   status $113,600 Pending 83 DOM
2. 2026-06-08
   days on market $113,600 Active 83 DOM
3. 2026-06-07
   days on market $113,600 Active 82 DOM
4. 2026-06-03
   days on market $113,600 Active 78 DOM
5. 2026-06-02
   days on market $113,600 Active 77 DOM
6. 2026-06-01
   days on market $113,600 Active 76 DOM
7. 2026-05-31
   days on market $113,600 Active 75 DOM
8. 2026-05-30
   days on market $113,600 Active 74 DOM
9. 2026-03-17
   listed $128,600 Active 1207-char remark

   Show marketing remark (1207 chars)

   Welcome to 125 Esmond Street, a beautifully maintained 4-bedroom, 2-bath home offering nearly 2,000 finished square feet of comfortable living space in the heart of Fort Wayne's Baltes Fleming & Esmond neighborhood. Built in 1925 and full of timeless character, this home blends classic charm with modern essentials. Step inside to find a thoughtfully designed layout featuring spacious bedrooms, two full bathrooms, and main-level laundry for everyday convenience. The full basement provides plenty of additional storage or future finishing potential. Stay comfortable year-round with gas forced-air heating, and enjoy the durability of a classic brick exterior with vinyl accents. Situated on a level 0.12-acre city lot, this property is ideally located within the Fort Wayne Community Schools district — served by Fairfield Elementary, Shawnee Middle, and South Side High School. With easy access to downtown Fort Wayne, you're just minutes from local dining, shopping, parks, and major commuter routes. Whether you're a first-time buyer, growing family, or investor looking for a solid Fort Wayne property, 125 Esmond Street is ready to welcome you home. Schedule your private showing today!

10. 2026-02-23
    price $128,600 745-char remark

    Show marketing remark (745 chars)

    This classic two-story home offers the kind of space and charm that's hard to come by. From the moment you step inside, the layout feels inviting and functional, with room to spread out and make it your own. Whether you're hosting gatherings or enjoying quiet evenings at home, this property delivers flexibility and comfort in every corner. Built in 1925, this single-family traditional home features 1,959 square feet per county records with four bedrooms and two full baths across two levels. The vinyl exterior and vinyl windows provide low-maintenance living, while the generous interior space offers endless possibilities. With no garage to maintain, the focus stays where it matters most-on the home itself and the lifestyle it offers.

11. 2026-02-10
    listed $138,600 Active 745-char remark

    Show marketing remark (745 chars)

    This classic two-story home offers the kind of space and charm that's hard to come by. From the moment you step inside, the layout feels inviting and functional, with room to spread out and make it your own. Whether you're hosting gatherings or enjoying quiet evenings at home, this property delivers flexibility and comfort in every corner. Built in 1925, this single-family traditional home features 1,959 square feet per county records with four bedrooms and two full baths across two levels. The vinyl exterior and vinyl windows provide low-maintenance living, while the generous interior space offers endless possibilities. With no garage to maintain, the focus stays where it matters most-on the home itself and the lifestyle it offers.

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $1,635 · $136/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: $16,135
• − Mortgage interest: −$6,363
• − Property taxes: −$1,635
• − Insurance: −$568
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$3,305
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,992/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): 26,425
• Household income: $47,895
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1184.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 21% Asian 12% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Philippines, South Korea
• Languages at home: 71% English-only · Spanish 19% Other Asian/Pacific 9%

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: ▼ -148.00%
• Current HPI: 291.8198
• Rent YoY: ▲ 4.93%
• 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

-7.2% since first listed

3 events — show timeline

• 2026-03-17 Listed $128,600 IRMLS
• 2026-02-23 Price Changed $128,600 MIBOR as Distributed by MLS Grid
• 2026-02-10 Listed $138,600 MIBOR as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2024): $1,635 · +36.5% YoY. Source: county tax records.