3127 Holton Ave · Fort Wayne, IN 46806

$55,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 88 Days on market

Built 1930 4,792 sqft lot $57/sqft · 32% below area Est $82k · 32% under ↓ 11% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman special!

Key facts

• 4,792 sq ft lot
• Built 1930
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 4.8% 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-, schools D+, 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.
• Market conditions: Rents rising fast (+4.9%/yr); 129 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $386 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,546 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 1.78% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.63%
• DSCR: 2.27
• GRM: 4.7

CMA / ARV

• ARV (median comp): $81,904
• List price: $55,900
• Delta: -31.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3127 Holton Ave	0.00mi	2/1.0	984 (0%)	1mo	$53,000	$54	99
1426 Eckart St	0.06mi	2/2.0	960 (-2%)	1mo	$139,000	$145	88
3202 S Anthony Blvd	0.22mi	2/1.0	900 (-8%)	4mo	$67,500	$75	73
3629 Robinwood Dr	0.28mi	2/1.0	880 (-11%)	0mo	$130,000	$148	69
3921 Bowser Ave	0.45mi	2/1.5	918 (-7%)	2mo	$79,000	$86	64
1514 E Creighton Ave	0.63mi	2/1.0	1,013 (+3%)	2mo	$110,000	$109	64
4017 Weisser Park Ave	0.65mi	3/2.0 (+1)	960 (-2%)	1mo	$129,000	$134	56
1515 E Rudisill Blvd	0.39mi	3/1.0 (+1)	1,125 (+14%)	2mo	$114,900	$102	51
3805 Monroe St	0.65mi	2/1.0	874 (-11%)	3mo	$129,000	$148	49
2747 Abbott St	0.62mi	3/1.0 (+1)	1,080 (+10%)	3mo	$105,000	$97	48
4126 Bowser Ave	0.59mi	3/1.0 (+1)	1,096 (+11%)	3mo	$130,000	$119	46
826 Baxter St	0.66mi	2/1.0	836 (-15%)	1mo	$82,900	$99	43

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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 2.07×
• Total profit: $16,728
• Equity at exit: $8,335

10-year hold

• IRR: 34.2%
• Equity multiple: 4.43×
• Total profit: $53,725
• Equity at exit: $4,833

Cash invested: $15,652 (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 46806

• Home prices YoY: -33.6%
• Rents YoY: 4.9%
• Active inventory: 129
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $995 high
• Mortgage (P&I): −$293
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $373

Break-even live

Break-even rent $522

Max offer price $55,900

Occupancy floor 57%

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3410 S Anthony Blvd Fort Wayne, IN	3.0	1.0	900	$1,200	$1.33	43d	1	0.25mi
3932 Winter St Fort Wayne, IN	2.0	1.0	750	$875	$1.17	43d	1	0.48mi
4014 Oliver St Fort Wayne, IN	3.0	1.0	936	$1,050	$1.12	13d	1	0.53mi
4129 Bowser Ave Fort Wayne, IN	3.0	1.5	850	$1,250	$1.47	21d	1	0.61mi
442 E Wildwood Ave Fort Wayne, IN	2.0	1.0	864	$875	$1.01	21d	1	0.70mi
4330 S Anthony Blvd Unit 4402 Fort Wayne, IN	1.0	1.0	575	$900	$1.57	13d	1	0.78mi
4121 Monroe St Fort Wayne, IN	2.0	1.0	725	$1,100	$1.52	13d	1	0.81mi
3801 Lafayette St Fort Wayne, IN	2.0	1.0	1116	$995	$0.89	13d	1	0.83mi
4325 Werling Dr Fort Wayne, IN	1.0–3.0	1.0–2.0	923	$1,008	$1.09	43d	1	0.89mi
859 Buchanan St Fort Wayne, IN	1.0–4.0	1.0	887	$900	$1.01	21d	1	0.93mi
4522 Spatz Ave Fort Wayne, IN	2.0	1.0	840	$950	$1.13	43d	1	0.94mi
4126 Lafayette St Fort Wayne, IN	2.0	1.0	775	$1,275	$1.65	43d	1	0.97mi
4018 S Clinton St Fort Wayne, IN	3.0	1.0	860	$1,000	$1.16	21d	1	0.99mi
4705 S Anthony Blvd Fort Wayne, IN	3.0	1.0	1110	$1,050	$0.95	13d	1	1.01mi
4331 Lafayette St Fort Wayne, IN	2.0	1.0	810	$925	$1.14	13d	1	1.05mi
3113 S Harrison St Unit 2 Fort Wayne, IN	2.0	1.0	600	$850	$1.42	13d	1	1.08mi
2919 S Harrison St Unit 2921 Fort Wayne, IN	2.0	1.0	538	$825	$1.53	21d	1	1.09mi
227 W Darrow Ave Fort Wayne, IN	3.0	1.0	995	$1,000	$1.01	43d	1	1.15mi
4655 Avondale Dr Fort Wayne, IN	2.0	1.0	768	$875	$1.14	43d	1	1.21mi
309 W Leith St Unit 2 Fort Wayne, IN	2.0	1.0	900	$1,000	$1.11	43d	1	1.22mi
418 W Rudisill Blvd Unit 2 Fort Wayne, IN	2.0	1.0	768	$975	$1.27	21d	1	1.37mi
227 W Williams St Unit 3 Fort Wayne, IN	1.0	1.0	590	$650	$1.10	43d	1	1.40mi
2222 Hoagland Ave Unit E3 Fort Wayne, IN	1.0	1.0	625	$675	$1.08	21d	1	1.43mi
340 W Dewald St Apt 2 Fort Wayne, IN	1.0	1.0	600	$825	$1.38	13d	1	1.43mi
2445 Fairfield Ave Fort Wayne, IN	2.0	1.5	950	$1,150	$1.21	13d	3	1.44mi
309 W Williams St Unit 1 Fort Wayne, IN	2.0	1.0	900	$900	$1.00	21d	1	1.44mi
217 W Masterson Ave Fort Wayne, IN	2.0	1.0	1100	$995	$0.90	21d	1	1.45mi
2301 Fairfield Ave Unit 406 Fort Wayne, IN	1.0	1.0	552	$750	$1.36	43d	1	1.50mi

Listing history 9 events

1. 2026-05-19
   status Pending 17-char remark

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2. 2026-05-12
   status Active 17-char remark

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3. 2026-05-12
   price $55,900 17-char remark

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4. 2026-05-12
   status Pending 17-char remark

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5. 2026-05-05
   price $56,900 17-char remark

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6. 2026-04-06
   price $57,900 17-char remark

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7. 2026-03-15
   price $59,900 17-char remark

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8. 2026-02-27
   price $61,900 17-char remark

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9. 2026-02-21
   listed $62,900 Active 17-char remark

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ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 17 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: $11,938
• − Mortgage interest: −$3,131
• − Property taxes: −$1,152
• − Insurance: −$280
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$1,626
• Taxable income: $3,839
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $3,560/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): 26,425
• Household income: $47,895
• Rent vs Own: 48.1% rent · 51.9% own
• Severe rent burden: 1184.0

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: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Black 37% Hispanic / Latino 26% White 21% Asian 12% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Italian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, Philippines, South Korea
• Languages at home: 71% English-only · Spanish 19% Other Asian/Pacific 9%

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: ▼ -148.00%
• Current HPI: 291.8198
• Rent YoY: ▲ 4.93%
• 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

-11.1% since first listed

9 events — show timeline

• 2026-05-19 Pending — IRMLS
• 2026-05-12 Relisted — IRMLS
• 2026-05-12 Price Changed $55,900 IRMLS
• 2026-05-12 Pending — IRMLS
• 2026-05-05 Price Changed $56,900 IRMLS
• 2026-04-06 Price Changed $57,900 IRMLS
• 2026-03-15 Price Changed $59,900 IRMLS
• 2026-02-27 Price Changed $61,900 IRMLS
• 2026-02-21 Listed $62,900 IRMLS

Property tax history

+8.3%/yr

Latest (2024): $1,152 · +14.8% YoY. Source: county tax records.