2044 Rittenhouse Pl · Huntertown, IN 46748

$300,000

3 bd · 2.0 ba · 1,540 sqft · SingleFamily public records · 1 Days on market

Built 2019 0.25 ac lot Est $316k · at est. $29/mo HOA · 1% 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).

• Cash flow +11.3/30.0
• ARV discount +9.7/15.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this beautiful, well-maintained home in Huntertown, located in the highly sought-after Carroll School District! This 3-bedroom, 2 full bathroom home offers both comfort and functionality, with walk-in closets in every bedroom. The spacious kitchen features ample countertop space, a pantry, and a center island with a breakfast bar—perfect for everyday living and entertaining. The open-concept layout is enhanced by cathedral ceilings, creating a bright and inviting atmosphere. The primary suite offers a private ensuite bath and a spacious walk-in closet, while the two additional bedrooms also include walk-in closets, providing plenty of storage throughout. Step outside to a fu

Key facts

• Spacious kitchen
• Walk-in closets
• Extended patio

Tags

• WALK-IN CLOSETS
• SPACIOUS KITCHEN
• CENTER ISLAND
• FULLY FENCED BACKYARD
• EXTENDED PATIO
• IN-GROUND BASKETBALL GOAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (23.7% below list).
• Recommended offer: $229k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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; 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).

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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $228,932 (23.7% 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: 0.76% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $315,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17236 Hudson Cv	0.12mi	3/2.0	1,608 (+4%)	11mo	$295,000	$183	78
2187 Freestone Pl	0.06mi	3/2.0	1,434 (-7%)	12mo	$293,000	$204	76
1928 Freestone Pl	0.12mi	4/2.5 (+1)	1,651 (+7%)	3mo	$316,000	$191	73
2034 Freestone Pl	0.11mi	4/2.5 (+1)	1,643 (+7%)	10mo	$302,000	$184	68
2165 Freestone Pl	0.08mi	3/2.0	1,358 (-12%)	12mo	$307,000	$226	67
1409 Pyke Grove Pass	0.68mi	3/2.0	1,528 (-1%)	1mo	$324,000	$212	66
1564 Farm View Ct	0.46mi	3/2.0	1,665 (+8%)	0mo	$339,900	$204	65
17315 Fett Dr	0.60mi	3/2.0	1,633 (+6%)	0mo	$334,900	$205	62
1439 Din Cv	0.68mi	3/2.0	1,464 (-5%)	2mo	$337,900	$231	58
16995 Hatstick Ct	0.54mi	3/2.0	1,431 (-7%)	12mo	$335,000	$234	53
1385 Din Cv	0.71mi	3/2.0	1,455 (-6%)	6mo	$373,000	$256	53
1396 Wedge Run	0.63mi	4/2.5 (+1)	1,744 (+13%)	10mo	$339,000	$194	33

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-55,596
• Equity at exit: $44,731

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-57,574
• Equity at exit: $25,939

Cash invested: $84,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,289 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$125
• HOA: −$29
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-109

Break-even live

Break-even rent $2,427

Max offer price $280,802

Occupancy floor 100%

Sensitivity live

Price	-10% $61	-5% $-24	+0% $-109	+5% $-194	+10% $-279
Rent	-10% $-290	-5% $-199	+0% $-109	+5% $-18	+10% $72
Rate	-1.0pp $42	-0.5pp $-32	base $-109	+0.5pp $-186	+1.0pp $-266

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17146 Apostle Island Cv Huntertown, IN	3.0	2.0	1534	$2,300	$1.50	22d	1	0.05mi
1298 Switchfoot Dr Huntertown, IN	4.0	3.0	1990	$2,700	$1.36	22d	1	0.71mi
1437 W Cedar Canyons Rd Fort Wayne, IN	3.0	1.5	1092	$1,650	$1.51	22d	1	0.82mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 2 events

1. 2026-04-24
   status Pending
2. 2026-04-23
   listed $300,000 Active

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $2,415 · $201/mo
• Expected delta: +$135/yr (+$11/mo · 5.9%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,472
• − Mortgage interest: −$16,805
• − Property taxes: −$2,280
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − HOA: −$348
• − Depreciation: −$8,727
• Taxable loss: −$6,584
• Est. tax savings @ 24.0%: +$1,580
• After-tax cash flow: $276/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

• 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

2 events — show timeline

• 2026-04-24 Pending — IRMLS
• 2026-04-23 Listed $300,000 IRMLS

Property tax history

+7.1%/yr

Latest (2024): $2,280 · +11.8% YoY. Source: county tax records.