6222 Bruick Rd · Fort Wayne, IN 46774

$1,000

6 bd · 2.0 ba · 2,560 sqft · SingleFamily · 22 Days on market

Built 1998 13 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

13.1 acres offered in 2 tracts . A public Auction on July 21st 2026 at 6:00 P. M.

Key facts

• 13 acre lot
• 2 garage spots
• Built 1998

Property features AI

Finance

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

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Private well water; Septic tank sewer
• Home design: Single-family residence (site-built); 3 stories
• Construction: Metal, shingle, stone, and vinyl siding; Slab foundation
• Exterior features: Sloped and level areas; Pasture; Barn(s); 13-acre lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms located on various levels
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Heat pump and natural gas heating; Heat pump cooling
• Interior features: Partial, partially finished basement; 7 total rooms
• Laundry & utility: Main-level laundry

🔨 Auction listing. The $1,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1,000 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $1k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1k).
• Recommended offer: $985 (1.5% below list) — sets the bar for market timing.
• Cap rate 1623.3% 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+.
• 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: Woodlan Elementary School (math 48% / reading 55%, grade C-, #256 of 994 statewide, top 26%, 583 students, 41% FRL); Woodlan Jr/Sr High School (math 35% / reading 52%, grade F, #191 of 369 statewide, top 52%, 727 students, 31% FRL).
• Market conditions: 176 active listings in the ZIP; 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 $7 of loan paydown is wiped out by about $30 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 + 3.0% rent growth), your $280 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($985) is reasonable based on typical stale-listing flexibility.

Recommended offer $985 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 171.45% ✓
• Cap rate: 1623.32%
• Cash-on-cash: 5775.09%
• DSCR: 257.96
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 307.03×
• Total profit: $85,688
• Equity at exit: $149

10-year hold

• IRR: —
• Equity multiple: 662.55×
• Total profit: $185,233
• Equity at exit: $86

Cash invested: $280 (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: 176

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$5
• Tax est. 1.5%: −$1 /mo · $15/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $1,348

Break-even live

Break-even rent $9

Max offer price $1,000

Occupancy floor 16%

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: $250
• Closing costs: $30
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $1,000 Active 22 DOM
2. 2026-06-17
   days on market $1,000 Active 21 DOM
3. 2026-06-16
   days on market $1,000 Active 20 DOM
4. 2026-06-15
   days on market $1,000 Active 19 DOM
5. 2026-06-14
   days on market $1,000 Active 17 DOM
6. 2026-06-13
   days on market $1,000 Active 16 DOM
7. 2026-06-10
   days on market $1,000 Active 14 DOM
8. 2026-06-09
   days on market $1,000 Active 13 DOM
9. 2026-06-08
   days on market $1,000 Active 12 DOM
10. 2026-06-07
    days on market $1,000 Active 11 DOM
11. 2026-06-03
    days on market $1,000 Active 7 DOM
12. 2026-06-02
    days on market $1,000 Active 6 DOM
13. 2026-06-01
    days on market $1,000 Active 5 DOM
14. 2026-05-31
    days on market $1,000 Active 4 DOM
15. 2026-05-30
    days on market $1,000 Active 3 DOM
16. 2026-05-27
    listed $1,000 Active

ⓘ 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 (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: $20,574
• − Mortgage interest: −$56
• − Property taxes: −$15
• − Insurance: −$5
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$29
• Taxable income: $17,177
• Est. tax owed @ 24.0%: −$4,122
• After-tax cash flow: $12,048/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 — 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

• City population: 326,813
• 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

1 event — show timeline

• 2026-05-27 Listed $1,000 IRMLS