10920 Auburn Rd · Fort Wayne, IN 46845

$329,900

3 bd · 2.0 ba · 2,757 sqft · SingleFamily public records · 34 Days on market

Built 1954 Est $353k · 7% under

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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).

• ARV discount +10.4/15.0
• Cash flow +9.7/30.0
• Rent growth +5.0/5.0
• Schools +4.9/10.0
• Livability +4.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Present your best offer by 9pm 4/27/18 and seller will decide by 10 am 4/28. No neighborhood restrictions! There is a additional 675 sqft finished space above the 6 car attached heated garage, which is not included in the finished square footage but does have a heating and cooling source. It has a separate access thru the garage and from the exterior. This home has a nice living room with brand new carpet and a sliding door to the outside. Also a long room with hardwood floors lots of natural sunlight that you can use as a dining room or additional living space. The kitchen is between the two rooms and comes with the appliances. Separate utility room that leads out back to a large newer deck. Two bedrooms on the main floor with a full bath in the hall. Then when you walk up stairs you could use it as a large master suite or have a couple options with a lot of storage. Upstairs you will find a sharp full bath with tile surround and tub with custom vanity and new flooring. Large . 61 Acre lot with a partially fenced back yard and the newer swing set does remain. And that garage! This home has city sewer and well water. The sellers are offering a 1 year home Warranty! Northwest Allen County Schools, close to all the hospitals, shopping and even Starbucks! Seller selling it “as is”.

Key facts

• Finished bonus space
• Private entrance
• Built 1954

Tags

• ATTACHED HEATED GARAGE
• FINISHED BONUS SPACE
• PRIVATE ENTRANCE
• FULL BATHROOM REMODEL
• NEW KITCHEN COUNTERTOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (29.0% below list).
• Recommended offer: $234k (29.0% below list) — sets the bar for 1% rule.

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+.
• 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.
• Zoned schools: Perry Hill Elementary School (math 58% / reading 54%, grade C+, #183 of 994 statewide, top 19%, 544 students, 19% FRL); Maple Creek Middle School (math 41% / reading 60%, grade C, #43 of 330 statewide, top 14%, 957 students, 14% FRL); Carroll High School (math 59% / reading 86%, grade B+, #10 of 369 statewide, top 3%, 2,554 students, 21% FRL).
• Market conditions: Rents rising fast (+10.5%/yr); 224 active listings in the ZIP; 1 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 $10k 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 34 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $142k; list at $330k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $234,255 (29.0% 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 34 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $352,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3031 Wilderness Rd	0.47mi	4/2.5 (+1)	2,684 (-3%)	10mo	$282,500	$105	58
2728 Windridge Ct	0.37mi	4/2.5 (+1)	2,546 (-8%)	10mo	$409,000	$161	55
10535 Brandywine Dr	0.48mi	4/2.5 (+1)	2,924 (+6%)	9mo	$360,000	$123	52
11421 Trails North Dr	0.74mi	4/2.5 (+1)	2,678 (-3%)	4mo	$349,900	$131	50
1716 Traders Xing	0.40mi	4/2.5 (+1)	3,120 (+13%)	3mo	$382,000	$122	50
1827 Ransom Dr	0.40mi	4/3.0 (+1)	2,508 (-9%)	11mo	$359,900	$144	48
1637 Traders Xing	0.40mi	4/2.5 (+1)	2,356 (-14%)	12mo	$280,000	$119	40
11730 Champagne Ct	0.55mi	4/2.5 (+1)	3,023 (+10%)	15mo	$395,000	$131	39
1940 Windmill Ridge Run	0.58mi	3/3.5	3,072 (+11%)	11mo	$715,400	$233	39
11115 Trails North Dr	0.65mi	4/2.5 (+1)	3,034 (+10%)	15mo	$385,000	$127	34
11418 Trails North Dr	0.71mi	3/3.0	2,410 (-13%)	13mo	$275,000	$114	31
1813 Kelleys Lndg	0.71mi	4/3.5 (+1)	3,131 (+14%)	10mo	$400,000	$128	25

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: -16.1%
• Equity multiple: 0.40×
• Total profit: $-55,070
• Equity at exit: $49,189

10-year hold

• IRR: -1.3%
• Equity multiple: 0.89×
• Total profit: $-9,887
• Equity at exit: $28,524

Cash invested: $92,372 (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: 224
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-218

Break-even live

Break-even rent $2,619

Max offer price $291,354

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-125	+0% $-218	+5% $-312	+10% $-405
Rent	-10% $-403	-5% $-311	+0% $-218	+5% $-126	+10% $-33
Rate	-1.0pp $-52	-0.5pp $-134	base $-218	+0.5pp $-304	+1.0pp $-391

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11111 Kings Xing Fort Wayne, IN	4.0	2.5	3700	$3,600	$0.97	23d	1	0.51mi

Listing history 19 events

1. 2026-06-21
   days on market $329,900 Active 34 DOM
2. 2026-06-18
   days on market $329,900 Active 31 DOM
3. 2026-06-17
   days on market $329,900 Active 30 DOM
4. 2026-06-16
   days on market $329,900 Active 29 DOM
5. 2026-06-15
   days on market $329,900 Active 28 DOM
6. 2026-06-14
   days on market $329,900 Active 26 DOM
7. 2026-06-13
   days on market $329,900 Active 25 DOM
8. 2026-06-10
   days on market $329,900 Active 23 DOM
9. 2026-06-09
   days on market $329,900 Active 22 DOM
10. 2026-06-08
    days on market $329,900 Active 21 DOM
11. 2026-06-07
    days on market $329,900 Active 20 DOM
12. 2026-06-03
    days on market $329,900 Active 16 DOM
13. 2026-06-02
    days on market $329,900 Active 15 DOM
14. 2026-06-01
    days on market $329,900 Active 14 DOM
15. 2026-05-31
    days on market $329,900 Active 13 DOM
16. 2026-05-30
    days on market $329,900 Active 12 DOM
17. 2026-05-19
    listed $329,900 Active
18. 2018-05-25
    soldstatus $141,900 1312-char remark

    Show marketing remark (1312 chars)

    Present your best offer by 9pm 4/27/18 and seller will decide by 10 am 4/28. No neighborhood restrictions! There is a additional 675 sqft finished space above the 6 car attached heated garage, which is not included in the finished square footage but does have a heating and cooling source. It has a separate access thru the garage and from the exterior. This home has a nice living room with brand new carpet and a sliding door to the outside. Also a long room with hardwood floors lots of natural sunlight that you can use as a dining room or additional living space. The kitchen is between the two rooms and comes with the appliances. Separate utility room that leads out back to a large newer deck. Two bedrooms on the main floor with a full bath in the hall. Then when you walk up stairs you could use it as a large master suite or have a couple options with a lot of storage. Upstairs you will find a sharp full bath with tile surround and tub with custom vanity and new flooring. Large . 61 Acre lot with a partially fenced back yard and the newer swing set does remain. And that garage! This home has city sewer and well water. The sellers are offering a 1 year home Warranty! Northwest Allen County Schools, close to all the hospitals, shopping and even Starbucks! Seller selling it “as is”.

19. 2018-04-13
    listed $139,900 1312-char remark

    Show marketing remark (1312 chars)

    Present your best offer by 9pm 4/27/18 and seller will decide by 10 am 4/28. No neighborhood restrictions! There is a additional 675 sqft finished space above the 6 car attached heated garage, which is not included in the finished square footage but does have a heating and cooling source. It has a separate access thru the garage and from the exterior. This home has a nice living room with brand new carpet and a sliding door to the outside. Also a long room with hardwood floors lots of natural sunlight that you can use as a dining room or additional living space. The kitchen is between the two rooms and comes with the appliances. Separate utility room that leads out back to a large newer deck. Two bedrooms on the main floor with a full bath in the hall. Then when you walk up stairs you could use it as a large master suite or have a couple options with a lot of storage. Upstairs you will find a sharp full bath with tile surround and tub with custom vanity and new flooring. Large . 61 Acre lot with a partially fenced back yard and the newer swing set does remain. And that garage! This home has city sewer and well water. The sellers are offering a 1 year home Warranty! Northwest Allen County Schools, close to all the hospitals, shopping and even Starbucks! Seller selling it “as is”.

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,610 · $218/mo
• Expected delta: +$194/yr (+$16/mo · 8.0%)

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

Taxation est. · year 1

• Rental income: $28,111
• − Mortgage interest: −$18,480
• − Property taxes: −$2,416
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$9,597
• Taxable loss: −$8,529
• Est. tax savings @ 24.0%: +$2,047
• After-tax cash flow: $-571/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: 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

• Census place: Fort Wayne, IN
• 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

+135.8% since first listed

3 events — show timeline

• 2026-05-19 Listed $329,900 FSBO.com
• 2018-05-25 Sold (MLS) $141,900 IRMLS
• 2018-04-13 Listed $139,900 IRMLS

Property tax history

+3.3%/yr

Latest (2024): $2,416 · +3.9% YoY. Source: county tax records.