3015 Holton Ave · Fort Wayne, IN 46806

$86,900

3 bd · 1.0 ba · 1,185 sqft · SingleFamily public records · 18 Days on market

Built 1922 5,662 sqft lot Est $118k · 27% under ↓ 13% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

Back on market at no fault of the seller. Welcome to 3015 Holton Ave—a charming 3-bedroom, 1-bath home that’s perfect for first-time buyers or savvy investors. This property features a durable metal roof, central air conditioning, and a gas furnace for year-round comfort and efficiency. Inside, you’ll find fresh paint throughout, creating a clean and inviting atmosphere ready for your personal touch. The functional layout offers comfortable living spaces with plenty of natural light. Step outside to enjoy the large backyard—ideal for entertaining, gardening, or future expansion possibilities. Whether you’re looking for a move-in-ready starter home or a solid ad

Key facts

• Gas furnace
• Metal roof
• Large backyard

Tags

• METAL ROOF
• CENTRAL AIR CONDITIONING
• GAS FURNACE
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); 2 stories
• Construction: Metal roof
• Exterior features: Level lot; Lot dimensions approximately 75 x 75; Aluminum and vinyl siding

Interior

• Kitchen: Gas range; Refrigerator; Exhaust fan
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Refrigerator; Exhaust fan; Gas range; Full basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.7% 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: Northcrest Elementary School (math 17% / reading 17%, grade F, #837 of 994 statewide, top 86%, 493 students, 71% FRL); Shawnee Middle School (math 11% / reading 22%, grade F, #287 of 330 statewide, top 88%, 675 students, 65% FRL); Northrop High School (math 25% / reading 62%, grade F, #191 of 369 statewide, top 52%, 2,136 students, 54% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 129 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $601 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,596 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.36% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $118,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3015 Holton Ave	0.00mi	3/1.0	1,185 (0%)	1mo	$80,000	$68	99
3317 Smith St	0.28mi	3/1.0	1,182 (-0%)	4mo	$65,000	$55	84
3110 Central Dr	0.36mi	3/1.0	1,224 (+3%)	1mo	$123,000	$100	77
3034 Lillie St	0.16mi	3/1.0	1,350 (+14%)	1mo	$90,000	$67	68
1515 E Rudisill Blvd	0.48mi	3/1.0	1,125 (-5%)	2mo	$114,900	$102	67
3105 Central Dr	0.38mi	3/1.0	1,288 (+9%)	1mo	$65,000	$50	67
3522 Oliver St	0.35mi	3/1.0	1,292 (+9%)	4mo	$135,000	$104	66
3602 Hanna St	0.61mi	3/1.5	1,268 (+7%)	2mo	$120,000	$95	56
2747 Abbott St	0.59mi	3/1.0	1,080 (-9%)	3mo	$105,000	$97	56
4126 Bowser Ave	0.69mi	3/1.0	1,096 (-8%)	3mo	$130,000	$119	53
445 E Wildwood Ave	0.68mi	3/1.0	1,352 (+14%)	1mo	$135,000	$100	44
1514 E Creighton Ave	0.53mi	2/1.0 (-1)	1,013 (-14%)	2mo	$110,000	$109	44

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: 13.1%
• Equity multiple: 1.53×
• Total profit: $13,007
• Equity at exit: $12,957

10-year hold

• IRR: 23.3%
• Equity multiple: 3.18×
• Total profit: $53,107
• Equity at exit: $7,514

Cash invested: $24,332 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$456
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $389

Break-even live

Break-even rent $686

Max offer price $86,900

Occupancy floor 62%

Sensitivity live

Price	-10% $438	-5% $414	+0% $389	+5% $364	+10% $340
Rent	-10% $296	-5% $342	+0% $389	+5% $436	+10% $482
Rate	-1.0pp $433	-0.5pp $411	base $389	+0.5pp $366	+1.0pp $344

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3009 Holton Ave Fort Wayne, IN	3.0	1.0	1212	$1,400	$1.16	15d	1	0.03mi
1024 Colerick St Fort Wayne, IN	4.0	1.0	1388	$1,065	$0.77	22d	1	0.27mi
3410 S Anthony Blvd Fort Wayne, IN	3.0	1.0	900	$1,200	$1.33	45d	1	0.29mi
1023 Hamilton Ave Fort Wayne, IN	3.0	1.0	1152	$1,075	$0.93	15d	1	0.41mi
3932 Winter St Fort Wayne, IN	2.0	1.0	750	$875	$1.17	45d	1	0.55mi
4014 Oliver St Fort Wayne, IN	3.0	1.0	936	$1,050	$1.12	15d	1	0.60mi
2903 Queen St Fort Wayne, IN	3.0	2.0	1460	$1,200	$0.82	45d	1	0.64mi
2720 Queen St Fort Wayne, IN	3.0	2.0	1316	$1,395	$1.06	15d	1	0.64mi
4129 Bowser Ave Fort Wayne, IN	3.0	1.5	850	$1,250	$1.47	22d	1	0.68mi
442 E Wildwood Ave Fort Wayne, IN	2.0	1.0	864	$875	$1.01	22d	1	0.70mi
451 E Pontiac St Fort Wayne, IN	3.0	1.0	1308	$1,050	$0.80	45d	1	0.74mi
3801 Lafayette St Fort Wayne, IN	2.0	1.0	1116	$995	$0.89	15d	1	0.86mi
4121 Monroe St Fort Wayne, IN	2.0	1.0	725	$1,100	$1.52	15d	1	0.87mi
859 Buchanan St Fort Wayne, IN	1.0–4.0	1.0	887	$1,074	$1.21	22d	1	0.87mi
4405 S Park Dr Fort Wayne, IN	2.0	1.0	1440	$1,175	$0.82	15d	1	0.90mi
420 E Dewald St Fort Wayne, IN	3.0	1.5	1472	$1,300	$0.88	45d	1	0.94mi
4325 Werling Dr Fort Wayne, IN	1.0–3.0	1.0–2.0	923	$1,164	$1.26	45d	1	0.95mi
4522 Spatz Ave Fort Wayne, IN	2.0	1.0	840	$950	$1.13	45d	1	1.00mi
4126 Lafayette St Fort Wayne, IN	2.0	1.0	775	$1,275	$1.65	45d	1	1.01mi
4018 S Clinton St Fort Wayne, IN	3.0	1.0	860	$1,000	$1.16	22d	1	1.03mi
116 E Pontiac St Fort Wayne, IN	3.0	1.5	1400	$1,175	$0.84	22d	1	1.03mi
4705 S Anthony Blvd Fort Wayne, IN	3.0	1.0	1110	$1,050	$0.95	15d	1	1.08mi
4331 Lafayette St Fort Wayne, IN	2.0	1.0	810	$925	$1.14	15d	1	1.10mi
3510 S Harrison St Fort Wayne, IN	3.0	1.0	1248	$975	$0.78	15d	1	1.14mi
2806 New Haven Ave Fort Wayne, IN	3.0	1.0	1410	$1,125	$0.80	22d	1	1.15mi
3008 Webster St Fort Wayne, IN	3.0	1.0	1344	$1,449	$1.08	22d	1	1.17mi
227 W Darrow Ave Fort Wayne, IN	3.0	1.0	995	$1,000	$1.01	45d	1	1.17mi
2730 Chestnut St Fort Wayne, IN	3.0	1.5	1312	$950	$0.72	22d	1	1.19mi
309 W Leith St Unit 2 Fort Wayne, IN	2.0	1.0	900	$1,000	$1.11	45d	1	1.21mi
4655 Avondale Dr Fort Wayne, IN	2.0	1.0	768	$875	$1.14	45d	1	1.27mi
1131 E Lewis St Fort Wayne, IN	4.0	2.0	1476	$1,950	$1.32	15d	1	1.29mi
418 W Rudisill Blvd Unit 2 Fort Wayne, IN	2.0	1.0	768	$975	$1.27	22d	1	1.39mi
309 W Williams St Unit 1 Fort Wayne, IN	2.0	1.0	900	$900	$1.00	22d	1	1.40mi
217 W Masterson Ave Fort Wayne, IN	2.0	1.0	1100	$995	$0.90	22d	1	1.41mi
2445 Fairfield Ave Fort Wayne, IN	2.0	1.5	950	$1,150	$1.21	15d	3	1.42mi
919 Madison St Fort Wayne, IN	2.0	1.0	1332	$995	$0.75	45d	1	1.43mi

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   price $86,900
3. 2026-05-17
   status Active
4. 2026-04-23
   status Pending
5. 2026-04-21
   price $94,900
6. 2026-04-09
   listed $100,000 Active

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $668 · $56/mo
• Expected delta: +$70/yr (+$6/mo · 11.8%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,138
• − Mortgage interest: −$4,868
• − Property taxes: −$598
• − Insurance: −$434
• − Repairs & maintenance: −$1,131
• − Management: −$1,131
• − Depreciation: −$2,528
• Taxable income: $3,448
• Est. tax owed @ 24.0%: −$827
• After-tax cash flow: $3,840/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

-13.1% since first listed

6 events — show timeline

• 2026-05-21 Pending — IRMLS
• 2026-05-20 Price Changed $86,900 IRMLS
• 2026-05-17 Relisted — IRMLS
• 2026-04-23 Pending — IRMLS
• 2026-04-21 Price Changed $94,900 IRMLS
• 2026-04-09 Listed $100,000 IRMLS

Property tax history

-0.5%/yr

Latest (2024): $598 · -66.4% YoY. Source: county tax records.