Lancia's Jordan Plan · Fort Wayne, IN 46845

$208,800

3 bd · 2.0 ba · 1,314 sqft · SingleFamily · 303 Days on market

Poor condition $50/mo HOA · 3% 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 +7.2/30.0
• Rent growth +5.0/5.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Jordan is a very open floorplan, with a cathedral ceiling in the Great Room that faces the Nook and Kitchen. Customize this home to fit your lifestyle by transforming the 3rd Bedroom into an Office or Bonus Room. A full or partial basement is available with additional base price cost due to staircase placement. * Base price does not include land

Key facts

• 2 parking spots
• Listed 303 days

🏗️ New construction. The $208,800 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $270,584.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-371 ($-4k/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 $196k (6.1% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.

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+.
• 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 (+10.5%/yr); 223 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 ($184k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,744 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (median comp): $270,584
• List price: $208,800
• Delta: -22.83%
• 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
11724 Coldwater Rd	0.15mi	3/2.0	1,344 (+2%)	10mo	$265,000	$197	81
12412 Stoneboro Ct	0.50mi	3/2.0	1,310 (-0%)	0mo	$266,000	$203	76
417 Rampart Dr	0.38mi	3/2.0	1,266 (-4%)	4mo	$255,000	$201	73
1019 Candlewood Way	0.27mi	3/2.0	1,430 (+9%)	2mo	$273,000	$191	71
434 Rampart Dr	0.35mi	3/2.0	1,356 (+3%)	12mo	$246,400	$182	68
109 Kittridge Ln	0.55mi	3/2.0	1,309 (-0%)	10mo	$242,500	$185	65
12625 Stoneboro Ct	0.63mi	3/2.0	1,366 (+4%)	4mo	$257,500	$189	61
1718 Monet Cv	0.66mi	3/2.0	1,227 (-7%)	1mo	$265,000	$216	57
1809 Monet Dr	0.74mi	3/2.0	1,265 (-4%)	3mo	$266,100	$210	56
12531 Stoneboro Ct	0.59mi	3/2.5	1,392 (+6%)	6mo	$240,000	$172	56
12415 Falcatta Dr	0.49mi	3/2.0	1,476 (+12%)	2mo	$271,000	$184	55
12511 Falcatta Dr	0.54mi	3/2.0	1,154 (-12%)	11mo	$245,000	$212	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.25×
• Total profit: $-57,071
• Equity at exit: $40,345

10-year hold

• IRR: -5.5%
• Equity multiple: 0.57×
• Total profit: $-32,745
• Equity at exit: $23,395

Cash invested: $75,764 (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 46845

• Home prices YoY: -34.6%
• Rents YoY: 10.5%
• Active inventory: 223
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$1,419
• Tax est. 1.5%: −$338 /mo · $4,059/yr
• Insurance: −$113
• HOA: −$50
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-371

Break-even live

Break-even rent $2,430

Max offer price $216,864

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-278	+0% $-371	+5% $-465	+10% $-558
Rent	-10% $-526	-5% $-449	+0% $-371	+5% $-294	+10% $-216
Rate	-1.0pp $-235	-0.5pp $-302	base $-371	+0.5pp $-441	+1.0pp $-513

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: $67,646
• Closing costs: $8,118
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10617 Wood Flower Ct Fort Wayne, IN	2.0	1.0	1240	$1,695	$1.37	45d	1	1.32mi
401 Augusta Way Fort Wayne, IN	1.0–3.0	1.0–2.0	1198	$1,765	$1.47	15d	14	1.35mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 18 events

1. 2026-06-21
   days on market $208,800 Active 303 DOM
2. 2026-06-18
   days on market $208,800 Active 300 DOM
3. 2026-06-17
   days on market $208,800 Active 299 DOM
4. 2026-06-16
   days on market $208,800 Active 298 DOM
5. 2026-06-15
   days on market $208,800 Active 297 DOM
6. 2026-06-14
   days on market $208,800 Active 295 DOM
7. 2026-06-13
   days on market $208,800 Active 294 DOM
8. 2026-06-10
   days on market $208,800 Active 292 DOM
9. 2026-06-09
   days on market $208,800 Active 291 DOM
10. 2026-06-08
    days on market $208,800 Active 290 DOM
11. 2026-06-07
    days on market $208,800 Active 289 DOM
12. 2026-06-03
    days on market $208,800 Active 285 DOM
13. 2026-06-02
    pricedays on market $208,800 Active 284 DOM
14. 2026-06-01
    days on market $204,100 Active 283 DOM
15. 2026-05-31
    days on market $204,100 Active 282 DOM
16. 2026-05-30
    days on market $204,100 Active 281 DOM
17. 2026-02-09
    price $204,100 409-char remark

    Show marketing remark (409 chars)

    THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Jordan is a very open floorplan, with a cathedral ceiling in the Great Room that faces the Nook and Kitchen. Customize this home to fit your lifestyle by transforming the 3rd Bedroom into an Office or Bonus Room. A full or partial basement is available with additional base price cost due to staircase placement. * Base price does not include land

18. 2025-08-22
    listed $202,100 Active 409-char remark

    Show marketing remark (409 chars)

    THIS IS A SAMPLE PLAN - THIS IS NOT A HOME FOR SALE. Lancia's Jordan is a very open floorplan, with a cathedral ceiling in the Great Room that faces the Nook and Kitchen. Customize this home to fit your lifestyle by transforming the 3rd Bedroom into an Office or Bonus Room. A full or partial basement is available with additional base price cost due to staircase placement. * 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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 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: $23,525
• − Mortgage interest: −$15,157
• − Property taxes: −$4,059
• − Insurance: −$1,353
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$600
• − Depreciation: −$7,872
• Taxable loss: −$9,280
• Est. tax savings @ 24.0%: +$2,227
• After-tax cash flow: $-2,228/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 · 2 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and improvements to its roof, siding, and landscaping, significantly impacting its value and marketability.

Repairs flagged

• Major roof — No visible roof
• Major siding — No visible siding
• Major landscaping — No visible landscaping

Value-add opportunities

• Both roof replacement — Critical to the home's safety and appearance
• Both siding repair/replacement — Improves curb appeal and home value
• Both landscaping and curb appeal — Enhances the home's aesthetic and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof	Major	$15,000–50,000
siding · No visible siding	Major	$15,000–50,000
landscaping · No visible landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both roof replacement — Critical to the home's safety and appearance ↑
• Both siding repair/replacement — Improves curb appeal and home value ↑
• Both landscaping and curb appeal — Enhances the home's aesthetic and marketability ↑

ⓘ 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 — 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

• County: Allen County · 326,813 people
• City population: 326,813
• Metro: Fort Wayne, IN
• Population (ZIP): 29,583
• Household income: $112,676
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 467.0

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 (86%)
• Race & ethnicity: White 86% Asian 4% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 4% Romanian 3% Lithuanian 3%
• Foreign-born: 5% · Vietnam, Canada, China
• Languages at home: 93% English-only · Spanish 2% Chinese 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: ▼ -112.27%
• Current HPI: 212.3516
• Rent YoY: ▲ 10.47%
• 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

+1.0% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $204,100 Zillow
• 2025-08-22 Listed $202,100 Zillow