7814 Fibia Place 92 · Fort Wayne, IN 46818

$274,500

3 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 26 Days on market

Built 1998 0.42 ac lot $8/mo HOA

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Rent growth +4.4/5.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great house in a fabulous location!! The home is close to Fort Wayne and Columbia City and in WCCS! Drive up to a beautiful home with a partial brick exterior. As you walk into the home you will appreciate the vaulted ceiling, open concept and an abundance of light with the bay window! Spend chilly winters cozied up to the gas fireplace! Travel into the dining room where you can enjoy the wonderful patio that is landscaped with amazing flowers right outside the patio door! The stove, dishwasher, microwave and refrigerator in the kitchen stay with the home. Large master bedroom with a walk in closet and the full master bath just for your use! Bedrooms 2 and 3 are good sized and another full bath located right by them. Head on out to the large back yard that is landscaped and surrounded by a fence for hours of outdoor enjoyment perfect for family get togethers or to play with the kids! Shed to stay with the property perfect for lawn equipment or extra storage! You could also enjoy the common area that boasts a park for the children to pay in and a gazebo to relax under!

Key facts

• Natural woodwork
• Spacious great room
• Walk-in closet

Tags

• OPEN-CONCEPT FLOOR PLAN
• SPACIOUS GREAT ROOM
• COZY FIREPLACE
• NATURAL WOODWORK
• WALK-IN CLOSET
• NEWER DECK

Property features AI

Finance

• HOA & community: Homeowners association with $100 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; No sewer
• Home design: Single-family residence, site-built; 1 story
• Construction: Brick and vinyl siding construction; Slab foundation
• Exterior features: Covered porch; Covered patio; Shed(s); Level lot

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms; 2 main-level bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fan(s); Living room fireplace
• Laundry & utility: Main-level laundry with electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-68 ($-821/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (27.4% below list).
• Recommended offer: $199k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.8% in Fort Wayne — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+.
• Whitley County Consolidated Schools (rural): math 36% / reading 43% proficiency, ranked #140 of 301 in IN (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coesse School (math 52% / reading 42%, grade D-, #325 of 994 statewide, top 36%, 271 students, 38% FRL); Indian Springs Middle School (math 28% / reading 40%, grade F, #173 of 330 statewide, top 53%, 834 students, 33% FRL); Columbia City High School (math 36% / reading 69%, grade C-, #102 of 369 statewide, top 28%, 1,147 students, 27% FRL).
• Market conditions: Rents rising fast (+7.6%/yr); 327 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 98 units permitted in Whitley County in 2024 (22 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.
• Whitley County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($270k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $133k; list at $274k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $199,353 (27.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.64% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.49×
• Total profit: $-39,219
• Equity at exit: $40,929

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $3,734
• Equity at exit: $23,734

Cash invested: $76,860 (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 46818

• Rents YoY: 7.6%
• Active inventory: 327
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$114
• HOA: −$8
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-68

Break-even live

Break-even rent $2,080

Max offer price $262,421

Occupancy floor 98%

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14901 W State Road 14 Fort Wayne, IN	2.0	1.0	1102	$1,395	$1.27	21d	1	0.80mi
14134 Brafferton Pkwy Fort Wayne, IN	2.0	2.0	1416	$1,942	$1.37	13d	15	0.96mi
611 River Rock Pass Fort Wayne, IN	3.0	2.5	1668	$2,095	$1.26	13d	1	1.09mi
13816 Ledgestone Pl Unit 13702 Fort Wayne, IN	3.0	2.5	1414	$1,995	$1.41	21d	1	1.27mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-18
   days on market $274,500 Active 26 DOM
2. 2026-06-17
   days on market $274,500 Active 25 DOM
3. 2026-06-16
   days on market $274,500 Active 24 DOM
4. 2026-06-15
   price $274,500 Active 23 DOM
5. 2026-06-15
   days on market $279,900 Active 23 DOM
6. 2026-06-14
   days on market $279,900 Active 21 DOM
7. 2026-06-10
   days on market $279,900 Active 18 DOM
8. 2026-06-09
   days on market $279,900 Active 17 DOM
9. 2026-06-08
   days on market $279,900 Active 16 DOM
10. 2026-06-07
    days on market $279,900 Active 15 DOM
11. 2026-06-03
    days on market $279,900 Active 11 DOM
12. 2026-06-02
    days on market $279,900 Active 10 DOM
13. 2026-06-01
    days on market $279,900 Active 9 DOM
14. 2026-05-31
    days on market $279,900 Active 8 DOM
15. 2026-05-30
    days on market $279,900 Active 7 DOM
16. 2026-05-23
    listed $279,900 Active
17. 2017-03-21
    soldstatus $133,000 1084-char remark

    Show marketing remark (1084 chars)

    Great house in a fabulous location!! The home is close to Fort Wayne and Columbia City and in WCCS! Drive up to a beautiful home with a partial brick exterior. As you walk into the home you will appreciate the vaulted ceiling, open concept and an abundance of light with the bay window! Spend chilly winters cozied up to the gas fireplace! Travel into the dining room where you can enjoy the wonderful patio that is landscaped with amazing flowers right outside the patio door! The stove, dishwasher, microwave and refrigerator in the kitchen stay with the home. Large master bedroom with a walk in closet and the full master bath just for your use! Bedrooms 2 and 3 are good sized and another full bath located right by them. Head on out to the large back yard that is landscaped and surrounded by a fence for hours of outdoor enjoyment perfect for family get togethers or to play with the kids! Shed to stay with the property perfect for lawn equipment or extra storage! You could also enjoy the common area that boasts a park for the children to pay in and a gazebo to relax under!

18. 2017-02-21
    listed $132,900 1084-char remark

    Show marketing remark (1084 chars)

    Great house in a fabulous location!! The home is close to Fort Wayne and Columbia City and in WCCS! Drive up to a beautiful home with a partial brick exterior. As you walk into the home you will appreciate the vaulted ceiling, open concept and an abundance of light with the bay window! Spend chilly winters cozied up to the gas fireplace! Travel into the dining room where you can enjoy the wonderful patio that is landscaped with amazing flowers right outside the patio door! The stove, dishwasher, microwave and refrigerator in the kitchen stay with the home. Large master bedroom with a walk in closet and the full master bath just for your use! Bedrooms 2 and 3 are good sized and another full bath located right by them. Head on out to the large back yard that is landscaped and surrounded by a fence for hours of outdoor enjoyment perfect for family get togethers or to play with the kids! Shed to stay with the property perfect for lawn equipment or extra storage! You could also enjoy the common area that boasts a park for the children to pay in and a gazebo to relax under!

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$678/yr (+$57/mo · 69.5%)

ⓘ 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 ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,922
• − Mortgage interest: −$15,376
• − Property taxes: −$977
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$96
• − Depreciation: −$7,985
• Taxable loss: −$5,712
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $550/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: Whitley County Consolidated Schools
• NCES district ID: 1802280
• Math proficiency: 36% ▼ -6.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $54,445
• Composite: 34.48/100
• National rank: #5184
• State rank: #140 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): 21,954
• Household income: $81,066
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 101.0

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 33,363 people
• By 2030: 32,930 · -1.3%
• By 2040: 31,598 · -5.3%
• By 2050: 29,902 · -10.4%
• By 2075: 25,785 · -22.7%
• By 2100: 20,729 · -37.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Hispanic / Latino 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Slovak 3% Romanian 2%
• Foreign-born: 8% · Canada, Vietnam, Philippines
• Languages at home: 90% English-only · Spanish 4% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+49.9) · D 24.1% · R 74.0% · Other 1.9%
• 2008→2024 swing: -28.4pp toward R · 2008: -21.5pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+49.1 2016: R+51.4 2012: R+38.9 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.71%
• Current HPI: 228.1539
• Rent YoY: ▲ 7.64%
• 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

+110.6% since first listed

3 events — show timeline

• 2026-05-23 Listed $279,900 IRMLS
• 2017-03-21 Sold (MLS) $133,000 IRMLS
• 2017-02-21 Listed $132,900 IRMLS

Property tax history

+5.4%/yr

Latest (2024): $977 · +8.5% YoY. Source: county tax records.