Henley Plan · Huntertown, IN 46748

$335,900

5 bd · 3.0 ba · 2,600 sqft · SingleFamily · 351 Days on market

↓ 9% since listing

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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
• Cash flow +7.2/30.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Say hello to the Henley - a new home floorplan designed for space and style! This 2,600 square foot plan includes 5 bedrooms, 3 bathrooms, a study, and a versatile loft. Enter the foyer and find a study, perfect for a home office, playroom, or formal dining room. The foyer opens to a spacious layout connecting the kitchen, great room, and dining area so you can live, cook, and entertain with ease. The modern kitchen features stainless steel appliances, quartz countertops, shaker cabinetry, walk-in pantry, and a sizeable center island with bar seating. The first floor is rounded out with a bedroom and full bathroom with a tub shower. The upstairs owner's suite is a spacious retreat with a luxurious bathroom and a huge walk-in closet. With double sinks, a walk-in shower, and thoughtfully placed windows, this space is both functional and inviting. Additionally, you will find an open loft, 3 bedrooms, laundry room, and a full bathroom with dual sinks and private water room. Each Henley 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. Don't miss your chance to make this home your own. Schedule your tour of the Henley today! Photos representative of plan only and may vary as built.

Key facts

• Open-concept design
• Modern appliances
• Ample closet space

Tags

• OPEN-CONCEPT DESIGN
• MODERN APPLIANCES
• AMPLE CLOSET SPACE
• AMERICAS SMART HOME TECHNOLOGY

🏗️ New construction. The $335,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $385,350.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (19.6% below list).
• Recommended offer: $270k (19.6% 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.
• Zoned schools: Huntertown Elementary School (math 44% / reading 36%, grade F, #494 of 994 statewide, top 50%, 506 students, 38% FRL); Carroll Middle School (math 39% / reading 55%, grade D+, #65 of 330 statewide, top 21%, 994 students, 29% FRL); Carroll High School (math 59% / reading 86%, grade B+, #10 of 369 statewide, top 3%, 2,554 students, 21% FRL) — zoned schools average 29% FRL vs 11% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $12k 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 351 days — a 12% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,000 (19.6% 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 351 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.90%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $385,350
• List price: $335,900
• Delta: -12.83%
• 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
17446 Firs Trl	0.06mi	5/3.0	2,600 (0%)	1mo	$385,350	$148	97
628 Atilla Way	0.09mi	5/3.0	2,600 (0%)	2mo	$385,350	$148	94
17453 Sonic Ct	0.13mi	4/2.5 (-1)	2,400 (-8%)	1mo	$409,900	$171	73
17468 Firs Trl	0.05mi	4/2.5 (-1)	2,346 (-10%)	2mo	$354,900	$151	73
962 Casting Rd	0.19mi	4/2.5 (-1)	2,383 (-8%)	1mo	$415,000	$174	69
1353 Cascata Trl	0.46mi	4/2.5 (-1)	2,522 (-3%)	3mo	$710,000	$282	64
17524 Fett Dr	0.52mi	4/3.0 (-1)	2,511 (-3%)	3mo	$486,300	$194	63
1224 Switchfoot Dr	0.51mi	4/2.5 (-1)	2,431 (-6%)	0mo	$442,000	$182	58
1472 Pyke Grove Pass	0.50mi	4/2.5 (-1)	2,767 (+6%)	2mo	$500,000	$181	57
1552 Farm View Ct	0.69mi	4/2.5 (-1)	2,548 (-2%)	2mo	$386,900	$152	56
1577 Bracht Ct	0.70mi	4/2.5 (-1)	2,322 (-11%)	3mo	$395,000	$170	40
1575 Farm View Ct	0.70mi	4/2.5 (-1)	2,313 (-11%)	3mo	$382,900	$166	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-96,163
• Equity at exit: $57,457

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-127,043
• Equity at exit: $33,318

Cash invested: $107,898 (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 46748

• Home prices YoY: -22.2%
• Active inventory: 148
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$2,021
• Tax est. 1.5%: −$482 /mo · $5,780/yr
• Insurance: −$161
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-530

Break-even live

Break-even rent $3,371

Max offer price $308,648

Occupancy floor —

Sensitivity live

Price	-10% $-264	-5% $-397	+0% $-530	+5% $-663	+10% $-796
Rent	-10% $-743	-5% $-637	+0% $-530	+5% $-423	+10% $-317
Rate	-1.0pp $-336	-0.5pp $-432	base $-530	+0.5pp $-630	+1.0pp $-732

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: $96,338
• Closing costs: $11,560
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1298 Switchfoot Dr Huntertown, IN	4.0	3.0	1990	$2,700	$1.36	23d	1	0.59mi

Listing history 20 events

1. 2026-06-21
   days on market $335,900 Active 351 DOM
2. 2026-06-18
   days on market $335,900 Active 348 DOM
3. 2026-06-17
   days on market $335,900 Active 347 DOM
4. 2026-06-16
   days on market $335,900 Active 346 DOM
5. 2026-06-15
   days on market $335,900 Active 345 DOM
6. 2026-06-14
   days on market $335,900 Active 343 DOM
7. 2026-06-13
   pricedays on market $335,900 Active 342 DOM
8. 2026-06-10
   days on market $341,900 Active 340 DOM
9. 2026-06-09
   days on market $341,900 Active 339 DOM
10. 2026-06-08
    days on market $341,900 Active 338 DOM
11. 2026-06-07
    days on market $341,900 Active 337 DOM
12. 2026-06-03
    days on market $341,900 Active 333 DOM
13. 2026-06-02
    days on market $341,900 Active 332 DOM
14. 2026-06-01
    days on market $341,900 Active 331 DOM
15. 2026-05-31
    days on market $341,900 Active 330 DOM
16. 2026-05-30
    days on market $341,900 Active 329 DOM
17. 2026-01-27
    price $346,900 1335-char remark

    Show marketing remark (1335 chars)

    Say hello to the Henley - a new home floorplan designed for space and style! This 2,600 square foot plan includes 5 bedrooms, 3 bathrooms, a study, and a versatile loft. Enter the foyer and find a study, perfect for a home office, playroom, or formal dining room. The foyer opens to a spacious layout connecting the kitchen, great room, and dining area so you can live, cook, and entertain with ease. The modern kitchen features stainless steel appliances, quartz countertops, shaker cabinetry, walk-in pantry, and a sizeable center island with bar seating. The first floor is rounded out with a bedroom and full bathroom with a tub shower. The upstairs owner's suite is a spacious retreat with a luxurious bathroom and a huge walk-in closet. With double sinks, a walk-in shower, and thoughtfully placed windows, this space is both functional and inviting. Additionally, you will find an open loft, 3 bedrooms, laundry room, and a full bathroom with dual sinks and private water room. Each Henley 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. Don't miss your chance to make this home your own. Schedule your tour of the Henley today! Photos representative of plan only and may vary as built.

18. 2025-09-11
    price $356,900 1335-char remark

    Show marketing remark (1335 chars)

    Say hello to the Henley - a new home floorplan designed for space and style! This 2,600 square foot plan includes 5 bedrooms, 3 bathrooms, a study, and a versatile loft. Enter the foyer and find a study, perfect for a home office, playroom, or formal dining room. The foyer opens to a spacious layout connecting the kitchen, great room, and dining area so you can live, cook, and entertain with ease. The modern kitchen features stainless steel appliances, quartz countertops, shaker cabinetry, walk-in pantry, and a sizeable center island with bar seating. The first floor is rounded out with a bedroom and full bathroom with a tub shower. The upstairs owner's suite is a spacious retreat with a luxurious bathroom and a huge walk-in closet. With double sinks, a walk-in shower, and thoughtfully placed windows, this space is both functional and inviting. Additionally, you will find an open loft, 3 bedrooms, laundry room, and a full bathroom with dual sinks and private water room. Each Henley 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. Don't miss your chance to make this home your own. Schedule your tour of the Henley today! Photos representative of plan only and may vary as built.

19. 2025-08-23
    price $364,900 1335-char remark

    Show marketing remark (1335 chars)

    Say hello to the Henley - a new home floorplan designed for space and style! This 2,600 square foot plan includes 5 bedrooms, 3 bathrooms, a study, and a versatile loft. Enter the foyer and find a study, perfect for a home office, playroom, or formal dining room. The foyer opens to a spacious layout connecting the kitchen, great room, and dining area so you can live, cook, and entertain with ease. The modern kitchen features stainless steel appliances, quartz countertops, shaker cabinetry, walk-in pantry, and a sizeable center island with bar seating. The first floor is rounded out with a bedroom and full bathroom with a tub shower. The upstairs owner's suite is a spacious retreat with a luxurious bathroom and a huge walk-in closet. With double sinks, a walk-in shower, and thoughtfully placed windows, this space is both functional and inviting. Additionally, you will find an open loft, 3 bedrooms, laundry room, and a full bathroom with dual sinks and private water room. Each Henley 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. Don't miss your chance to make this home your own. Schedule your tour of the Henley today! Photos representative of plan only and may vary as built.

20. 2025-07-05
    listed $379,400 Active 1335-char remark

    Show marketing remark (1335 chars)

    Say hello to the Henley - a new home floorplan designed for space and style! This 2,600 square foot plan includes 5 bedrooms, 3 bathrooms, a study, and a versatile loft. Enter the foyer and find a study, perfect for a home office, playroom, or formal dining room. The foyer opens to a spacious layout connecting the kitchen, great room, and dining area so you can live, cook, and entertain with ease. The modern kitchen features stainless steel appliances, quartz countertops, shaker cabinetry, walk-in pantry, and a sizeable center island with bar seating. The first floor is rounded out with a bedroom and full bathroom with a tub shower. The upstairs owner's suite is a spacious retreat with a luxurious bathroom and a huge walk-in closet. With double sinks, a walk-in shower, and thoughtfully placed windows, this space is both functional and inviting. Additionally, you will find an open loft, 3 bedrooms, laundry room, and a full bathroom with dual sinks and private water room. Each Henley 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. Don't miss your chance to make this home your own. Schedule your tour of the Henley today! 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: $32,400
• − Mortgage interest: −$21,586
• − Property taxes: −$5,780
• − Insurance: −$1,927
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$11,210
• Taxable loss: −$13,287
• Est. tax savings @ 24.0%: +$3,189
• After-tax cash flow: $-3,172/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 — 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

• Census place: Huntertown, IN
• Population (ZIP): 6,933

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 (87%)
• Race & ethnicity: White 87% Black 4% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Italian 7% Swedish 3% Romanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 3% Other Indo-European 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: ▼ -60.59%
• Current HPI: 212.6029
• Rent YoY: —
• Metro: —
• 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

-8.6% since first listed

4 events — show timeline

• 2026-01-27 Price Changed $346,900 Zillow
• 2025-09-11 Price Changed $356,900 Zillow
• 2025-08-23 Price Changed $364,900 Zillow
• 2025-07-05 Listed $379,400 Zillow