4016 Avondale Dr · Fort Wayne, IN 46806

$79,400

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 20 Days on market

Built 1945 5,240 sqft lot Est $112k · 29% under

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Why this score? — see what drove the B- 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 +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• 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

Come take a look at this nice 2 bedroom home in 46806! Home has newer siding, windows, roof, flooring, interior updates, and HVAC (with central AC!). Outside is a nice sized fenced yard with a HUGE 2 car detached garage (which also has an addition off of one side). Just add a few finishing touches of your own and this will make a fantastic home or investment property! Property is offered as is, cash or conventional only please.

Key facts

• Hvac
• Newer flooring
• Newer roof

Tags

• NEWER SIDING
• NEWER WINDOWS
• NEWER ROOF
• NEWER FLOORING
• INTERIOR UPDATES
• HVAC

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 1 story
• Construction: Vinyl siding; No year built provided
• Exterior features: Level lot; Outbuilding on property

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms located on main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Crawl space basement; 4 total rooms
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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-, 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.
• Zoned schools: South Wayne Elementary School (math 17% / reading 17%, grade F, #837 of 994 statewide, top 86%, 362 students, 88% FRL); Portage Middle School (math 8% / reading 18%, grade F, #304 of 330 statewide, top 94%, 436 students, 79% FRL); South Side High School (math 12% / reading 39%, grade F, #322 of 369 statewide, top 87%, 1,423 students, 73% FRL) — zoned schools average 80% FRL vs 60% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.9%/yr); 129 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $549 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,209 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $111,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Baxter St	0.39mi	2/1.0	620 (-1%)	4mo	$120,000	$194	78
3621 Lafayette St	0.21mi	2/1.0	672 (+8%)	11mo	$120,000	$179	68
4006 S Hanna St	0.19mi	1/1.0 (-1)	576 (-8%)	10mo	$20,000	$35	65
445 W Foster Pkwy	0.66mi	2/1.0	620 (-1%)	17mo	$89,900	$145	54
4318 Buell Dr	0.68mi	1/1.0 (-1)	600 (-4%)	3mo	$160,000	$267	54
3217 Oliver St	0.70mi	2/1.0	672 (+8%)	1mo	$60,510	$90	54
4618 S Calhoun St	0.57mi	2/1.0	660 (+6%)	14mo	$123,150	$187	52
4516 Spatz Ave	0.55mi	2/1.0	700 (+12%)	8mo	$143,000	$204	48
407 W Lexington Ave	0.60mi	2/1.0	711 (+14%)	3mo	$104,900	$148	46
3726 S Harrison St	0.43mi	2/1.0	714 (+14%)	15mo	$136,250	$191	44
4110 Buell Dr	0.64mi	2/1.0	688 (+10%)	21mo	$122,900	$179	36
511 Boltz St	0.70mi	2/1.0	700 (+12%)	19mo	$52,000	$74	31

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,303
• Equity at exit: $11,839

10-year hold

• IRR: 10.2%
• Equity multiple: 1.86×
• Total profit: $19,112
• Equity at exit: $6,865

Cash invested: $22,232 (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: 7.4×

Monthly cashflow live

• Estimated rent: $899 high
• Mortgage (P&I): −$416
• Tax from tax record: −$108 /mo · $1,292/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $153

Break-even live

Break-even rent $705

Max offer price $79,400

Occupancy floor 78%

Sensitivity live

Price	-10% $198	-5% $176	+0% $153	+5% $131	+10% $108
Rent	-10% $82	-5% $118	+0% $153	+5% $189	+10% $224
Rate	-1.0pp $193	-0.5pp $174	base $153	+0.5pp $133	+1.0pp $112

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: $19,850
• Closing costs: $2,382
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4121 Monroe St Fort Wayne, IN	2.0	1.0	725	$1,100	$1.52	14d	1	0.17mi
3113 S Harrison St Unit 2 Fort Wayne, IN	2.0	1.0	600	$850	$1.42	14d	1	0.65mi
2919 S Harrison St Unit 2921 Fort Wayne, IN	2.0	1.0	538	$825	$1.53	21d	1	0.74mi
3932 Winter St Fort Wayne, IN	2.0	1.0	750	$875	$1.17	44d	1	0.78mi
3718 S Wayne Ave Fort Wayne, IN	1.0	1.0	568	$795	$1.40	44d	1	0.87mi
239 E Woodland Ave Unit 1 Fort Wayne, IN	1.0	1.0	500	$625	$1.25	14d	1	0.89mi
4330 S Anthony Blvd Unit 4402 Fort Wayne, IN	1.0	1.0	575	$900	$1.57	14d	1	0.94mi
927 Nuttman Ave Fort Wayne, IN	2.0	1.0	650	$850	$1.31	44d	1	1.07mi
2224 S Calhoun St Apt 1C Fort Wayne, IN	1.0	1.0	400	$650	$1.62	21d	1	1.14mi
4325 Werling Dr Fort Wayne, IN	1.0–3.0	1.0–2.0	923	$1,008	$1.09	44d	1	1.23mi
2222 Hoagland Ave Unit E3 Fort Wayne, IN	1.0	1.0	625	$675	$1.08	21d	1	1.24mi
2117 Eckart St Fort Wayne, IN	1.0	1.0	468	$975	$2.08	21d	1	1.25mi
1207 Nuttman Ave Fort Wayne, IN	2.0	1.0	650	$850	$1.31	44d	1	1.25mi
2301 Fairfield Ave Unit 406 Fort Wayne, IN	1.0	1.0	552	$750	$1.36	44d	1	1.26mi
340 W Dewald St Apt 2 Fort Wayne, IN	1.0	1.0	600	$825	$1.38	14d	1	1.28mi
3019 Broadway Unit 2 Fort Wayne, IN	1.0	1.0	750	$925	$1.23	44d	1	1.32mi
810 Huestis Ave Apt 1 Fort Wayne, IN	2.0	1.0	749	$925	$1.23	21d	1	1.33mi
2411 Fox Ave Unit 2411-A Fort Wayne, IN	1.0	1.0	620	$799	$1.29	21d	1	1.33mi
227 W Williams St Unit 3 Fort Wayne, IN	1.0	1.0	590	$650	$1.10	44d	1	1.34mi
824 Huestis Ave Apt C Fort Wayne, IN	2.0	1.0	744	$825	$1.11	21d	1	1.35mi
859 Buchanan St Fort Wayne, IN	1.0–4.0	1.0	887	$900	$1.01	21d	1	1.35mi

Listing history 16 events

1. 2026-06-18
   days on market $79,400 Active 20 DOM
2. 2026-06-17
   days on market $79,400 Active 19 DOM
3. 2026-06-16
   days on market $79,400 Active 18 DOM
4. 2026-06-15
   days on market $79,400 Active 17 DOM
5. 2026-06-14
   pricedays on market $79,400 Active 15 DOM
6. 2026-06-10
   days on market $81,500 Active 12 DOM
7. 2026-06-09
   days on market $81,500 Active 11 DOM
8. 2026-06-09
   price $81,500 Active 10 DOM
9. 2026-06-08
   days on market $86,500 Active 10 DOM
10. 2026-06-07
    days on market $86,500 Active 9 DOM
11. 2026-06-03
    pricedays on market $86,500 Active 5 DOM
12. 2026-06-02
    days on market $89,400 Active 4 DOM
13. 2026-06-01
    days on market $89,400 Active 3 DOM
14. 2026-05-31
    days on market $89,400 Active 2 DOM
15. 2026-05-30
    remarks 431-char remark
16. 2026-05-30
    listed $89,400 Active 1 DOM

ⓘ 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: $1,292 · $108/mo
• Projected year-2 tax: $1,292 · $108/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $10,791
• − Mortgage interest: −$4,448
• − Property taxes: −$1,292
• − Insurance: −$397
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,310
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $1,691/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

1 event — show timeline

• 2026-05-29 Listed $89,400 IRMLS

Property tax history

+7.7%/yr

Latest (2024): $1,292 · +18.4% YoY. Source: county tax records.