6116 Beaumont Dr · Fort Wayne, IN 46825

$229,900

4 bd · 1.5 ba · 1,982 sqft · SingleFamily public records · 83 Days on market

Built 1963 3,102 sqft lot $116/sqft · 12% above area Est $206k · 12% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New GFA April 2026, new CA in 2025. Four bedroom home in North Sherwood Terrace. Large family room with skylight. Also living room, dining room, 1-1/2 baths. Dishwasher, microwave, refrigerator, range, washer, dryer included. Dishwasher, stove, microwave, washer and dryer new 2024 and 2025. New AC July 2025. Solar panels installed April 2020. Every square inch of flooring has been replaced since 2020 with the entire main floor redone in 2026. Two car attached garage. Waiting for contractor to look at boiler, and it will be repaired by closing.

Key facts

• Newer solar panels
• Attached garage
• Main floor laundry

Tags

• FAMILY ROOM
• SKYLIGHT
• MAIN FLOOR LAUNDRY
• NEWER HVAC SYSTEM
• NEWER SOLAR PANELS
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (16.0% below list).
• Recommended offer: $193k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.7% 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+.
• Fort Wayne Community Schools (urban): math 22% / reading 29% proficiency, ranked #263 of 301 in IN (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northcrest Elementary School (math 17% / reading 17%, grade F, #837 of 994 statewide, top 86%, 493 students, 71% FRL); Northwood Middle School (math 14% / reading 22%, grade F, #279 of 330 statewide, top 86%, 587 students, 70% FRL); North Side High School (math 19% / reading 51%, grade F, #266 of 369 statewide, top 73%, 1,474 students, 66% FRL).
• Market conditions: Rents flat; 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,861 units permitted in Allen County in 2024 (576 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $7k 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 83 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $193,185 (16.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.84% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.75%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (median comp): $205,666
• List price: $229,900
• Delta: 11.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6515 Owl Tree Pl	0.26mi	4/2.5	1,947 (-2%)	1mo	$249,900	$128	80
1406 Bethany Ln	0.27mi	3/2.0 (-1)	1,850 (-7%)	2mo	$160,000	$86	67
5616 Dartmouth Dr	0.33mi	4/2.0	2,176 (+10%)	1mo	$260,000	$119	66
5326 Northcrest Dr	0.51mi	3/2.0 (-1)	2,050 (+3%)	1mo	$234,900	$115	62
6409 High Point Run	0.34mi	3/2.5 (-1)	1,844 (-7%)	7mo	$295,000	$160	58
5728 Lancashire Ct	0.60mi	4/2.5	2,064 (+4%)	6mo	$285,000	$138	56
1924 Colony Dr	0.65mi	3/2.5 (-1)	2,056 (+4%)	2mo	$280,000	$136	53
5205 Northcrest Dr	0.63mi	3/1.0 (-1)	2,050 (+3%)	8mo	$203,900	$99	51
5302 Riviera Dr	0.56mi	3/2.0 (-1)	1,850 (-7%)	10mo	$210,000	$114	48
1503 Channel Ct	0.45mi	3/2.0 (-1)	1,689 (-15%)	4mo	$275,000	$163	44
5725 Millbridge Ct	0.63mi	3/2.5 (-1)	1,873 (-6%)	11mo	$269,900	$144	43
1811 Frenchmans Xing	0.66mi	3/2.5 (-1)	1,756 (-11%)	4mo	$242,000	$138	38

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.50×
• Total profit: $-32,116
• Equity at exit: $34,279

10-year hold

• IRR: -9.0%
• Equity multiple: 0.49×
• Total profit: $-32,623
• Equity at exit: $19,878

Cash invested: $64,372 (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 46825

• Rents YoY: 0.8%
• Active inventory: 109
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $148

Break-even live

Break-even rent $1,745

Max offer price $229,900

Occupancy floor 87%

Sensitivity live

Price	-10% $278	-5% $213	+0% $148	+5% $83	+10% $18
Rent	-10% $-5	-5% $71	+0% $148	+5% $224	+10% $300
Rate	-1.0pp $263	-0.5pp $206	base $148	+0.5pp $88	+1.0pp $27

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 E Cook Rd Fort Wayne, IN	4.0	2.5	2091	$1,949	$0.93	45d	1	0.84mi
2306 Deerwood Dr Fort Wayne, IN	3.0	1.5	1456	$1,595	$1.10	23d	1	1.09mi
2727 Canterbury Blvd Fort Wayne, IN	1.0–3.0	1.0–2.5	1204	$2,000	$1.66	15d	394	1.38mi

Listing history 22 events

1. 2026-06-22
   days on market $229,900 Active 83 DOM
2. 2026-06-18
   days on market $229,900 Active 80 DOM
3. 2026-06-17
   days on market $229,900 Active 79 DOM
4. 2026-06-16
   days on market $229,900 Active 78 DOM
5. 2026-06-15
   days on market $229,900 Active 77 DOM
6. 2026-06-14
   days on market $229,900 Active 75 DOM
7. 2026-06-10
   days on market $229,900 Active 72 DOM
8. 2026-06-09
   days on market $229,900 Active 71 DOM
9. 2026-06-08
   days on market $229,900 Active 70 DOM
10. 2026-06-07
    days on market $229,900 Active 69 DOM
11. 2026-06-03
    days on market $229,900 Active 65 DOM
12. 2026-06-02
    days on market $229,900 Active 64 DOM
13. 2026-06-01
    days on market $229,900 Active 63 DOM
14. 2026-05-31
    days on market $229,900 Active 62 DOM
15. 2026-05-30
    days on market $229,900 Active 61 DOM
16. 2026-05-15
    status Active 549-char remark

    Show marketing remark (549 chars)

    New GFA April 2026, new CA in 2025. Four bedroom home in North Sherwood Terrace. Large family room with skylight. Also living room, dining room, 1-1/2 baths. Dishwasher, microwave, refrigerator, range, washer, dryer included. Dishwasher, stove, microwave, washer and dryer new 2024 and 2025. New AC July 2025. Solar panels installed April 2020. Every square inch of flooring has been replaced since 2020 with the entire main floor redone in 2026. Two car attached garage. Waiting for contractor to look at boiler, and it will be repaired by closing.

17. 2026-05-15
    price $229,900 549-char remark

    Show marketing remark (549 chars)

    New GFA April 2026, new CA in 2025. Four bedroom home in North Sherwood Terrace. Large family room with skylight. Also living room, dining room, 1-1/2 baths. Dishwasher, microwave, refrigerator, range, washer, dryer included. Dishwasher, stove, microwave, washer and dryer new 2024 and 2025. New AC July 2025. Solar panels installed April 2020. Every square inch of flooring has been replaced since 2020 with the entire main floor redone in 2026. Two car attached garage. Waiting for contractor to look at boiler, and it will be repaired by closing.

18. 2026-04-02
    historical Active Under Contract 549-char remark

    Show marketing remark (549 chars)

    New GFA April 2026, new CA in 2025. Four bedroom home in North Sherwood Terrace. Large family room with skylight. Also living room, dining room, 1-1/2 baths. Dishwasher, microwave, refrigerator, range, washer, dryer included. Dishwasher, stove, microwave, washer and dryer new 2024 and 2025. New AC July 2025. Solar panels installed April 2020. Every square inch of flooring has been replaced since 2020 with the entire main floor redone in 2026. Two car attached garage. Waiting for contractor to look at boiler, and it will be repaired by closing.

19. 2026-03-30
    listed $222,900 Active 549-char remark

    Show marketing remark (549 chars)

    New GFA April 2026, new CA in 2025. Four bedroom home in North Sherwood Terrace. Large family room with skylight. Also living room, dining room, 1-1/2 baths. Dishwasher, microwave, refrigerator, range, washer, dryer included. Dishwasher, stove, microwave, washer and dryer new 2024 and 2025. New AC July 2025. Solar panels installed April 2020. Every square inch of flooring has been replaced since 2020 with the entire main floor redone in 2026. Two car attached garage. Waiting for contractor to look at boiler, and it will be repaired by closing.

20. 2021-10-25
    listed $199,900
21. 2020-06-26
    soldstatus $154,900
22. 2020-05-26
    listed $154,900

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$514/yr (+$43/mo · 55.6%)

ⓘ 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 · 16 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: $23,182
• − Mortgage interest: −$12,878
• − Property taxes: −$925
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,688
• Taxable loss: −$2,168
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $2,292/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: Fort Wayne Community Schools
• NCES district ID: 1803630
• Math proficiency: 22% ▼ -11.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $41,951
• Composite: 21.68/100
• National rank: #8275
• State rank: #263 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): 29,296
• Household income: $70,544
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 752.0

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 (71%)
• Race & ethnicity: White 71% Black 10% Asian 10% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 3% Romanian 3%
• Foreign-born: 12% · Philippines, Canada, Vietnam
• Languages at home: 85% English-only · Spanish 4% Other Asian/Pacific 3% Vietnamese 3%

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: ▼ -187.64%
• Current HPI: 238.2276
• Rent YoY: ▲ 0.81%
• 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

+48.4% since first listed

7 events — show timeline

• 2026-05-15 Relisted — IRMLS
• 2026-05-15 Price Changed $229,900 IRMLS
• 2026-04-02 Contingent — IRMLS
• 2026-03-30 Listed $222,900 IRMLS
• 2021-10-25 Listed $199,900 IRMLS
• 2020-06-26 Sold (MLS) $154,900 IRMLS
• 2020-05-26 Listed $154,900 IRMLS

Property tax history

-1.3%/yr

Latest (2024): $925 · +2.0% YoY. Source: county tax records.