5270 Tranquilo Way · Huntertown, IN 46818

$287,930

4 bd · 2.0 ba · 1,501 sqft · Land · 12 Days on market

Built 2026 8,407 sqft lot $192/sqft · 8% below area Est $312k · 8% under $46/mo HOA · 2% of rent

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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 +10.9/15.0
• Cash flow +10.6/30.0
• Schools +4.9/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Now available: 5270 Tranquilo Way in Northwest Fort Wayne, at Grasslands at Broad Acres. Positioned on a premium lot near front of the community. Inside, experience an open concept layout - perfect for everyday living and casual gatherings. Enter the front door to the foyer leading to 3 bedrooms, 1 bathroom, and a spacious laundry room. At the heart of the home, the kitchen flows directly to the great room along with a sliding glass door leading to the 10x10 backyard patio. In the kitchen blends expert design and practicality with sarsaparilla shaker style cabinets, lyra quartz countertops, Whirlpool stainless steel appliances with a gas range, convenient pantry with built in shelving, and

Key facts

• Premium lot
• 10x10 backyard patio
• Open concept layout

Tags

• PREMIUM LOT
• OPEN CONCEPT LAYOUT
• SPACIOUS LAUNDRY ROOM
• 10X10 BACKYARD PATIO
• LYRA QUARTZ COUNTERTOPS
• GAS RANGE

Property features AI

Finance

• Other: Directions: From I-69 take exit 309B for US-30 West/Goshen Road/US-33 North, continue onto US-33 North, take ramp toward Elkhart, turn right onto Fritz Road then continue onto Hand Road; community is on the left after Carroll Road.
• HOA & community: Homeowners association with an annual fee of $550 (about $45.83/month); Community sidewalks; Subdivision: Grasslands at Broad Acres

Exterior

• Parking: Attached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One story; Built by DR Horton; Home warranty included
• Construction: Stone and vinyl siding; Shingle roof; Slab foundation with concrete perimeter
• Exterior features: Patio; Level lot; Lot dimensions approximately 150 x 150 x 56 x 56; Lot size about 0.193 acres

Interior

• Kitchen: Disposal; Dishwasher; Microwave; Refrigerator; Gas range
• Bedrooms: Primary suite located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning; Natural gas heating; Forced air
• Interior features: Walk-in closets; Eat-in kitchen; Kitchen island; Open floor plan; Primary suite on the main level; 1 fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $288k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (16.7% below list).
• Recommended offer: $240k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.1% in Huntertown — 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 70/100 on livability (#159 in IN) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: Arcola School (math 72% / reading 62%, grade B+, #55 of 994 statewide, top 6%, 216 students, 33% FRL); Carroll Middle School (math 39% / reading 55%, grade D+, #65 of 330 statewide, top 21%, 994 students, 29% FRL); Carroll High School (math 59% / reading 86%, grade B+, #10 of 369 statewide, top 3%, 2,554 students, 21% FRL) — zoned schools average 28% FRL vs 11% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.6%/yr); 329 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 36% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $239,873 (16.7% 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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $311,833
• List price: $287,930
• Delta: -7.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.46×
• Total profit: $-43,839
• Equity at exit: $42,931

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $3,489
• Equity at exit: $24,895

Cash invested: $80,620 (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: 329
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$1,510
• Tax est. 1.5%: −$360 /mo · $4,319/yr
• Insurance: −$120
• HOA: −$46
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-141

Break-even live

Break-even rent $2,577

Max offer price $267,554

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-41	+0% $-141	+5% $-240	+10% $-340
Rent	-10% $-330	-5% $-236	+0% $-141	+5% $-46	+10% $49
Rate	-1.0pp $4	-0.5pp $-68	base $-141	+0.5pp $-215	+1.0pp $-291

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: $71,982
• Closing costs: $8,638
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5045 Portney Pl Fort Wayne, IN	4.0	2.5	2226	$2,300	$1.03	45d	1	0.22mi
4722 Whittlebury Dr Fort Wayne, IN	4.0	2.0	1650	$1,999	$1.21	15d	1	0.44mi
3115 Carroll Rd Fort Wayne, IN	3.0	2.0	1244	$2,300	$1.85	15d	1	1.36mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: gaspool

Listing history 2 events

1. 2026-05-13
   status Pending 1513-char remark
2. 2026-04-30
   listed $287,930 Active 1513-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,785
• − Mortgage interest: −$16,129
• − Property taxes: −$4,319
• − Insurance: −$1,440
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − HOA: −$552
• − Depreciation: −$8,376
• Taxable loss: −$6,636
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $-97/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 — Huntertown

• Score: 70/100
• State rank: #159
• US rank: #7771

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen County · 326,813 people
• 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 (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 (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 · 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: ▼ -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

2 events — show timeline

• 2026-05-13 Pending — IRMLS
• 2026-04-30 Listed $287,930 IRMLS