Lancia's Addyson Plan · Huntertown, IN 46818

$274,300

4 bd · 2.5 ba · 2,264 sqft · SingleFamily · 303 Days on market

Good condition $45/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
• Cash flow +6.5/30.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Addyson has all bedrooms upstairs with a cathedral ceiling in the owner suite bedroom. Laundry upstairs. Kitchen has an island, breakfast bar, walk-in pantry, and 36" lower cabinet space for appliances. Office-Bonus Room off the front door with a single French Door and closet storage. * Base price does not include land

Key facts

• Office-bonus room
• Cathedral ceiling
• Breakfast bar

Tags

• CATHEDRAL CEILING
• WALK-IN PANTRY
• BREAKFAST BAR
• OFFICE-BONUS ROOM

🏗️ New construction. The $274,300 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $378,346.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-640 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (6.8% below list).
• Recommended offer: $241k (12.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 38% 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 $3k of loan paydown is wiped out by about $11k 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 303 days — a 12% lower offer ($241k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,384 (12.0% 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 303 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.25%
• DSCR: 0.68
• GRM: 12.3

CMA / ARV

• ARV (median comp): $378,346
• List price: $274,300
• Delta: -27.50%
• 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
5517 Tranquilo Way	0.28mi	4/2.5	2,346 (+4%)	1mo	$329,085	$140	80
4819 Windrow Way	0.40mi	4/2.5	2,244 (-1%)	1mo	$379,900	$169	79
4841 Whittlebury Dr	0.34mi	4/2.5	2,322 (+3%)	2mo	$379,900	$164	79
12204 Bozzio Rd	0.30mi	4/2.5	2,155 (-5%)	0mo	$382,000	$177	78
5371 Elk Run Pl	0.42mi	4/2.5	2,299 (+2%)	1mo	$412,000	$179	77
5390 Fair Creek Run	0.25mi	3/2.0 (-1)	2,315 (+2%)	1mo	$513,400	$222	77
12041 Swather Ct	0.44mi	4/2.5	2,229 (-2%)	2mo	$375,000	$168	75
12756 Watts Dr	0.39mi	4/2.5	2,053 (-9%)	2mo	$319,450	$156	64
5598 Broad Fields Cv	0.52mi	4/2.5	2,111 (-7%)	2mo	$390,000	$185	63
5029 Whittlebury Dr	0.28mi	4/2.5	1,938 (-14%)	1mo	$352,900	$182	62
4874 Whittlebury Dr	0.38mi	4/2.5	1,994 (-12%)	1mo	$375,000	$188	62
4313 Great Hollow Ct	0.57mi	4/2.5	2,438 (+8%)	2mo	$475,000	$195	59

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: -23.8%
• Equity multiple: 0.16×
• Total profit: $-89,516
• Equity at exit: $56,413

10-year hold

• IRR: -9.5%
• Equity multiple: 0.30×
• Total profit: $-73,744
• Equity at exit: $32,712

Cash invested: $105,937 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$1,984
• Tax est. 1.5%: −$473 /mo · $5,675/yr
• Insurance: −$158
• HOA: −$45
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-640

Break-even live

Break-even rent $3,367

Max offer price $285,725

Occupancy floor —

Sensitivity live

Price	-10% $-379	-5% $-509	+0% $-640	+5% $-771	+10% $-902
Rent	-10% $-842	-5% $-741	+0% $-640	+5% $-539	+10% $-438
Rate	-1.0pp $-450	-0.5pp $-544	base $-640	+0.5pp $-738	+1.0pp $-838

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: $94,586
• Closing costs: $11,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.12mi
4722 Whittlebury Dr Fort Wayne, IN	4.0	2.0	1650	$1,999	$1.21	15d	1	0.30mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 18 events

1. 2026-06-21
   days on market $274,300 Active 303 DOM
2. 2026-06-18
   days on market $274,300 Active 300 DOM
3. 2026-06-17
   days on market $274,300 Active 299 DOM
4. 2026-06-16
   days on market $274,300 Active 298 DOM
5. 2026-06-15
   days on market $274,300 Active 297 DOM
6. 2026-06-14
   days on market $274,300 Active 295 DOM
7. 2026-06-13
   days on market $274,300 Active 294 DOM
8. 2026-06-10
   days on market $274,300 Active 292 DOM
9. 2026-06-09
   days on market $274,300 Active 291 DOM
10. 2026-06-08
    days on market $274,300 Active 290 DOM
11. 2026-06-07
    days on market $274,300 Active 289 DOM
12. 2026-06-03
    days on market $274,300 Active 285 DOM
13. 2026-06-02
    pricedays on market $274,300 Active 284 DOM
14. 2026-06-01
    days on market $269,200 Active 283 DOM
15. 2026-05-31
    days on market $269,200 Active 282 DOM
16. 2026-05-30
    days on market $269,200 Active 281 DOM
17. 2026-02-09
    price $269,200 387-char remark

    Show marketing remark (387 chars)

    THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Addyson has all bedrooms upstairs with a cathedral ceiling in the owner suite bedroom. Laundry upstairs. Kitchen has an island, breakfast bar, walk-in pantry, and 36" lower cabinet space for appliances. Office-Bonus Room off the front door with a single French Door and closet storage. * Base price does not include land

18. 2025-08-22
    listed $267,200 Active 387-char remark

    Show marketing remark (387 chars)

    THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Addyson has all bedrooms upstairs with a cathedral ceiling in the owner suite bedroom. Laundry upstairs. Kitchen has an island, breakfast bar, walk-in pantry, and 36" lower cabinet space for appliances. Office-Bonus Room off the front door with a single French Door and closet storage. * Base price does not include land

ⓘ 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: $30,677
• − Mortgage interest: −$21,193
• − Property taxes: −$5,675
• − Insurance: −$1,892
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$540
• − Depreciation: −$11,006
• Taxable loss: −$14,538
• Est. tax savings @ 24.0%: +$3,489
• After-tax cash flow: $-4,192/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a well-maintained exterior. It has potential for further improvements to enhance its curb appeal and marketability.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value.
• Resale Replace window seals — Improves energy efficiency and appearance.
• Both Install smart home features — Enhances convenience and marketability.
• Both Add outdoor lighting — Enhances safety and curb appeal.
• Both Add a small garden or planter box — Enhances curb appeal and adds greenery.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Resale Replace window seals — Improves energy efficiency and appearance. ↑
• Both Install smart home features — Enhances convenience and marketability. ↑
• Both Add outdoor lighting — Enhances safety and curb appeal. ↑
• Both Add a small garden or planter box — Enhances curb appeal and adds greenery. ↑

ⓘ 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

+0.7% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $269,200 Zillow
• 2025-08-22 Listed $267,200 Zillow