Bellamy Plan · Huntertown, IN 46748

$313,900

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 353 Days on market

Good condition ↓ 10% since listing

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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 +8.5/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Bellamy, a beautifully designed two-story home with 4 bedrooms, 2.5 bathrooms, and a dedicated home office. As you step through the front door, you'll find a private study-perfect for working from home or setting up a quiet reading nook. From there, the foyer opens to a spacious great room that flows into the casual dining area and modern kitchen, creating a seamless living space ideal for both entertaining and everyday life. In the kitchen, you'll find a large center island with bar seating and a walk-in pantry for extra storage. The layout allows for easy access to the patio, making it perfect for enjoying meals outdoors or letting in natural light. Upstairs, the oversized primary suite offers a relaxing retreat with plenty of natural light. The attached bathroom includes dual sinks, a private water room, and a walk-in shower. You'll also enjoy the large walk-in closet, ideal for staying organized. Three additional bedrooms, a shared bath, and a laundry room complete the second floor. Each Bellamy includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Don't miss your chance to make this home your own. Schedule your tour of the Bellamy today! Photos representative of plan only and may vary as built.

Key facts

• 3 garage spots
• Listed 353 days

🏗️ New construction. The $313,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $338,739.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $314k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-294 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (17.5% below list).
• Recommended offer: $259k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.1% in Huntertown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Huntertown Elementary School (math 44% / reading 36%, grade F, #494 of 994 statewide, top 50%, 506 students, 38% 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 29% FRL vs 11% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 148 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 353 days — a 12% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,050 (17.5% 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 353 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.73%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $338,739
• List price: $313,900
• Delta: -7.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17645 Monza Pass	0.30mi	3/2.5 (-1)	2,032 (-1%)	1mo	$580,000	$285	78
741 Atilla Way	0.01mi	4/2.0	1,771 (-14%)	1mo	$320,800	$181	74
17468 Firs Trl	0.05mi	4/2.5	2,346 (+14%)	2mo	$354,900	$151	72
17492 Firs Trl	0.03mi	4/2.0	1,771 (-14%)	2mo	$336,550	$190	72
17434 Firs Trl	0.07mi	4/2.0	1,771 (-14%)	1mo	$329,900	$186	71
1373 Din Cv	0.44mi	4/2.5	2,157 (+5%)	1mo	$449,900	$209	70
366 Keltic Pines Blvd	0.53mi	3/2.5 (-1)	2,032 (-1%)	1mo	$538,350	$265	68
1283 Dixon Pl	0.54mi	3/2.5 (-1)	2,050 (-0%)	2mo	$449,900	$219	68
17681 Seahawk Ln	0.21mi	3/2.0 (-1)	1,837 (-10%)	0mo	$393,000	$214	65
1385 Dixon Pl	0.62mi	3/2.0 (-1)	2,004 (-2%)	0mo	$440,000	$220	60
17412 Creekside Crossing Run	0.66mi	4/2.5	2,153 (+5%)	2mo	$383,150	$178	59
1397 Dixon Pl	0.66mi	3/2.0 (-1)	2,002 (-2%)	2mo	$437,400	$218	57

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.22×
• Total profit: $-73,605
• Equity at exit: $50,507

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-88,083
• Equity at exit: $29,288

Cash invested: $94,847 (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 46748

• Home prices YoY: -22.2%
• Active inventory: 148
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,590 medium
• Mortgage (P&I): −$1,776
• Tax est. 1.5%: −$423 /mo · $5,081/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-294

Break-even live

Break-even rent $2,963

Max offer price $296,131

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-177	+0% $-294	+5% $-411	+10% $-529
Rent	-10% $-499	-5% $-397	+0% $-294	+5% $-192	+10% $-90
Rate	-1.0pp $-124	-0.5pp $-208	base $-294	+0.5pp $-382	+1.0pp $-472

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: $84,685
• Closing costs: $10,162
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1298 Switchfoot Dr Huntertown, IN	4.0	3.0	1990	$2,700	$1.36	23d	1	0.59mi
17146 Apostle Island Cv Huntertown, IN	3.0	2.0	1534	$2,300	$1.50	23d	1	1.21mi

Listing history 21 events

1. 2026-06-21
   days on market $313,900 Active 353 DOM
2. 2026-06-18
   days on market $313,900 Active 350 DOM
3. 2026-06-17
   days on market $313,900 Active 349 DOM
4. 2026-06-16
   days on market $313,900 Active 348 DOM
5. 2026-06-15
   days on market $313,900 Active 347 DOM
6. 2026-06-14
   days on market $313,900 Active 345 DOM
7. 2026-06-13
   days on market $313,900 Active 344 DOM
8. 2026-06-10
   days on market $313,900 Active 342 DOM
9. 2026-06-09
   days on market $313,900 Active 341 DOM
10. 2026-06-08
    days on market $313,900 Active 340 DOM
11. 2026-06-07
    days on market $313,900 Active 339 DOM
12. 2026-06-03
    days on market $313,900 Active 335 DOM
13. 2026-06-02
    days on market $313,900 Active 334 DOM
14. 2026-06-01
    days on market $313,900 Active 333 DOM
15. 2026-05-31
    days on market $313,900 Active 332 DOM
16. 2026-05-30
    days on market $313,900 Active 331 DOM
17. 2026-01-27
    price $316,900 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to the Bellamy, a beautifully designed two-story home with 4 bedrooms, 2.5 bathrooms, and a dedicated home office. As you step through the front door, you'll find a private study-perfect for working from home or setting up a quiet reading nook. From there, the foyer opens to a spacious great room that flows into the casual dining area and modern kitchen, creating a seamless living space ideal for both entertaining and everyday life. In the kitchen, you'll find a large center island with bar seating and a walk-in pantry for extra storage. The layout allows for easy access to the patio, making it perfect for enjoying meals outdoors or letting in natural light. Upstairs, the oversized primary suite offers a relaxing retreat with plenty of natural light. The attached bathroom includes dual sinks, a private water room, and a walk-in shower. You'll also enjoy the large walk-in closet, ideal for staying organized. Three additional bedrooms, a shared bath, and a laundry room complete the second floor. Each Bellamy includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Don't miss your chance to make this home your own. Schedule your tour of the Bellamy today! Photos representative of plan only and may vary as built.

18. 2025-09-11
    price $326,900 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to the Bellamy, a beautifully designed two-story home with 4 bedrooms, 2.5 bathrooms, and a dedicated home office. As you step through the front door, you'll find a private study-perfect for working from home or setting up a quiet reading nook. From there, the foyer opens to a spacious great room that flows into the casual dining area and modern kitchen, creating a seamless living space ideal for both entertaining and everyday life. In the kitchen, you'll find a large center island with bar seating and a walk-in pantry for extra storage. The layout allows for easy access to the patio, making it perfect for enjoying meals outdoors or letting in natural light. Upstairs, the oversized primary suite offers a relaxing retreat with plenty of natural light. The attached bathroom includes dual sinks, a private water room, and a walk-in shower. You'll also enjoy the large walk-in closet, ideal for staying organized. Three additional bedrooms, a shared bath, and a laundry room complete the second floor. Each Bellamy includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Don't miss your chance to make this home your own. Schedule your tour of the Bellamy today! Photos representative of plan only and may vary as built.

19. 2025-08-27
    price $334,900 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to the Bellamy, a beautifully designed two-story home with 4 bedrooms, 2.5 bathrooms, and a dedicated home office. As you step through the front door, you'll find a private study-perfect for working from home or setting up a quiet reading nook. From there, the foyer opens to a spacious great room that flows into the casual dining area and modern kitchen, creating a seamless living space ideal for both entertaining and everyday life. In the kitchen, you'll find a large center island with bar seating and a walk-in pantry for extra storage. The layout allows for easy access to the patio, making it perfect for enjoying meals outdoors or letting in natural light. Upstairs, the oversized primary suite offers a relaxing retreat with plenty of natural light. The attached bathroom includes dual sinks, a private water room, and a walk-in shower. You'll also enjoy the large walk-in closet, ideal for staying organized. Three additional bedrooms, a shared bath, and a laundry room complete the second floor. Each Bellamy includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Don't miss your chance to make this home your own. Schedule your tour of the Bellamy today! Photos representative of plan only and may vary as built.

20. 2025-08-23
    price $339,900 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to the Bellamy, a beautifully designed two-story home with 4 bedrooms, 2.5 bathrooms, and a dedicated home office. As you step through the front door, you'll find a private study-perfect for working from home or setting up a quiet reading nook. From there, the foyer opens to a spacious great room that flows into the casual dining area and modern kitchen, creating a seamless living space ideal for both entertaining and everyday life. In the kitchen, you'll find a large center island with bar seating and a walk-in pantry for extra storage. The layout allows for easy access to the patio, making it perfect for enjoying meals outdoors or letting in natural light. Upstairs, the oversized primary suite offers a relaxing retreat with plenty of natural light. The attached bathroom includes dual sinks, a private water room, and a walk-in shower. You'll also enjoy the large walk-in closet, ideal for staying organized. Three additional bedrooms, a shared bath, and a laundry room complete the second floor. Each Bellamy includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Don't miss your chance to make this home your own. Schedule your tour of the Bellamy today! Photos representative of plan only and may vary as built.

21. 2025-07-03
    listed $351,400 Active 1367-char remark

    Show marketing remark (1367 chars)

    Welcome to the Bellamy, a beautifully designed two-story home with 4 bedrooms, 2.5 bathrooms, and a dedicated home office. As you step through the front door, you'll find a private study-perfect for working from home or setting up a quiet reading nook. From there, the foyer opens to a spacious great room that flows into the casual dining area and modern kitchen, creating a seamless living space ideal for both entertaining and everyday life. In the kitchen, you'll find a large center island with bar seating and a walk-in pantry for extra storage. The layout allows for easy access to the patio, making it perfect for enjoying meals outdoors or letting in natural light. Upstairs, the oversized primary suite offers a relaxing retreat with plenty of natural light. The attached bathroom includes dual sinks, a private water room, and a walk-in shower. You'll also enjoy the large walk-in closet, ideal for staying organized. Three additional bedrooms, a shared bath, and a laundry room complete the second floor. Each Bellamy includes a smart home system including a Qolsys IQ panel, Z-wave deadbolt, and a video doorbell; allowing you to control and monitor your home from your couch or from 500 miles away. Don't miss your chance to make this home your own. Schedule your tour of the Bellamy today! Photos representative of plan only and may vary as built.

ⓘ 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: $31,086
• − Mortgage interest: −$18,975
• − Property taxes: −$5,081
• − Insurance: −$1,694
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$9,854
• Taxable loss: −$9,491
• Est. tax savings @ 24.0%: +$2,278
• After-tax cash flow: $-1,255/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This Bellamy Plan home is in excellent condition with a good curb appeal and well-maintained interior. It offers a good ROI with updates focusing on enhancing curb appeal and comfort.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value.
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain.
• Both Install smart home automation — Enhances comfort and energy efficiency, attracting buyers and renters alike.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain. ↑
• Both Install smart home automation — Enhances comfort and energy efficiency, attracting buyers and renters alike. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Huntertown, IN
• Population (ZIP): 6,933

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 (87%)
• Race & ethnicity: White 87% Black 4% Hispanic / Latino 4% Two or more races 4% Asian 2%
• Common ancestry: Italian 7% Swedish 3% Romanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 5% Other Asian/Pacific 3% Other Indo-European 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: ▼ -60.59%
• Current HPI: 212.6029
• 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

-9.8% since first listed

5 events — show timeline

• 2026-01-27 Price Changed $316,900 Zillow
• 2025-09-11 Price Changed $326,900 Zillow
• 2025-08-27 Price Changed $334,900 Zillow
• 2025-08-23 Price Changed $339,900 Zillow
• 2025-07-03 Listed $351,400 Zillow