1225 Lawn Ave · New Haven, IN 46774

$207,700

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 3 Days on market

Built 1958 0.32 ac lot Est $225k · 8% under

---

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 +16.5/30.0
• ARV discount +11.0/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

property used as a rental Tenant request to be at showings

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• Other: Directions available: US 30 to Green St, south to Lawn Ave, then west to the property
• Financial info: Tax information not included
• HOA & community: Subdivision: New Haven Heights

Exterior

• Parking: Attached garage with 1 garage space
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; One-story
• Construction: Vinyl siding; Year built not specified
• Exterior features: Level lot; Lot size about 0.32 acres

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms count not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom; One half bathroom; Two main-level bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; Total of 6 rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (11.5% below list).
• Recommended offer: $184k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in New Haven — 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 70/100 on livability (#149 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• East Allen County Schools (suburban): math 36% / reading 47% proficiency, ranked #122 of 301 in IN (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Haven Primary School (470 students, 61% FRL); New Haven Jr/Sr High School (math 21% / reading 50%, grade F, #263 of 369 statewide, top 72%, 1,494 students, 67% FRL) — zoned schools average 64% FRL vs 43% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 179 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $106k; list at $208k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,739 (11.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $224,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Glencoe Blvd	0.26mi	3/1.5	1,470 (-1%)	2mo	$212,800	$145	83
1547 Tartan Ln	0.24mi	3/1.5	1,400 (-5%)	2mo	$215,000	$154	76
1418 Deveron Dr	0.41mi	3/1.5	1,382 (-7%)	1mo	$215,900	$156	67
1506 Tartan Ct	0.27mi	4/2.0 (+1)	1,557 (+5%)	6mo	$214,900	$138	65
1524 Macpherson Dr	0.29mi	3/2.0	1,333 (-10%)	7mo	$212,500	$159	60
10232 Archstone Cv	0.62mi	3/2.0	1,583 (+7%)	2mo	$239,900	$152	54
1717 E Macgregor Dr	0.48mi	3/1.5	1,344 (-9%)	8mo	$206,900	$154	54
3706 Norland Ln	0.61mi	3/1.5	1,340 (-10%)	4mo	$199,900	$149	50
3810 Victoria Lakes Ct	0.70mi	3/2.0	1,620 (+10%)	1mo	$325,000	$201	46
719 Moeller Rd	0.60mi	3/2.0	1,634 (+10%)	5mo	$214,000	$131	46
10125 Greenmoor Dr	0.65mi	3/2.0	1,662 (+12%)	4mo	$236,000	$142	42
630 High St	0.70mi	2/1.0 (-1)	1,621 (+10%)	9mo	$150,000	$93	39

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-25,868
• Equity at exit: $30,969

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-12,602
• Equity at exit: $17,958

Cash invested: $58,156 (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 46774

• Active inventory: 179
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$1,089
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $123

Break-even live

Break-even rent $1,682

Max offer price $207,700

Occupancy floor 88%

Sensitivity live

Price	-10% $240	-5% $182	+0% $123	+5% $64	+10% $5
Rent	-10% $-22	-5% $50	+0% $123	+5% $195	+10% $268
Rate	-1.0pp $227	-0.5pp $176	base $123	+0.5pp $69	+1.0pp $14

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: $51,925
• Closing costs: $6,231
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3599 Canal Square Dr New Haven, IN	3.0	2.5	1832	$2,295	$1.25	22d	1	0.58mi
3591 Canal Square Dr New Haven, IN	3.0	1.5	1467	$1,695	$1.16	45d	1	0.71mi
1135 Summit St New Haven, IN	2.0	1.0	1061	$1,025	$0.97	22d	1	0.71mi
10390 Silver Rock Chase New Haven, IN	4.0	2.5	1767	$2,250	$1.27	45d	1	0.89mi

Listing history 5 events

1. 2026-05-31
   status $207,700 Pending 3 DOM
2. 2026-05-30
   days on market $207,700 Active 3 DOM
3. 2026-05-22
   historical $207,700
4. 2020-08-28
   soldstatus $105,500 58-char remark

   Show marketing remark (58 chars)

   property used as a rental Tenant request to be at showings

5. 2020-06-19
   listed $99,900 58-char remark

   Show marketing remark (58 chars)

   property used as a rental Tenant request to be at showings

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,049
• − Mortgage interest: −$11,634
• − Property taxes: −$1,835
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$6,042
• Taxable loss: −$2,029
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,962/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: East Allen County Schools
• NCES district ID: 1802850
• Math proficiency: 36% ▼ -8.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $50,524
• Composite: 35.75/100
• National rank: #4849
• State rank: #122 of 301 in IN

Livability — New Haven

• Score: 70/100
• State rank: #149
• US rank: #7499

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D Housing A+ Health & safety C+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, IN
• Population (ZIP): 17,066

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Lithuanian 5% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 3% Chinese 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: ▼ -185.27%
• Current HPI: 241.5333
• 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

+107.9% since first listed

3 events — show timeline

• 2026-05-22 Coming Soon $207,700 IRMLS
• 2020-08-28 Sold (MLS) $105,500 IRMLS
• 2020-06-19 Listed $99,900 IRMLS

Property tax history

+13.1%/yr

Latest (2024): $1,835 · -0.6% YoY. Source: county tax records.