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    Residential Land in Aboite Township Title is generated by Realmo AI

    250 N Deer Cliff Run, Fort Wayne, IN 46804

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    Picture of Residential land & home lots at 250 N Deer Cliff Run, Fort Wayne, IN
    For Sale
    $89,900

    Residential Land - Fort Wayne, IN

    Lot size:
    0.40 Acres
    Added:
    Dec 20, 2022
    Days on Market:
    1236
    Last Refresh:
    May 9 at 5:06 am

    Property Features for 250 N Deer Cliff Run

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.40 Acres

    Taxes and HOA fees

    Expense value
    450
    Expense
    Home Owner Assessments Fee
    Expense freq.
    Annually

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Kimberly Ward
    Kimberly Ward

    Listing agent Kimberly Ward License #RB14033636

    Listing office North Eastern Group Realty 10808 LaCabreah Lane, Fort Wayne, IN

    Listing date Dec 20, 2022

    MLS# 202250058 Listing URL

    Copyright © 2026 Upstate Alliance of REALTORS® Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Located in southwest Allen County, Aboite Township, offering a desirable address.
    • 50% wooded wetlands providing a unique and secluded backdrop for home sites.
    • Easy access to I69, Jefferson Pointe, and Downtown Fort Wayne.
    • Access to excellent schools: Whispering Meadow Elementary, Woodside Middle School, and Homestead High School.
    • Home site prices range from $59,900 to the low $100s.
    • Situated near numerous superb dining and shopping options.

    Overview

    Located in southwest Allen County on Hadley Road, just north of Abbey Place and the Falls of Beaver Creek, this residential land is part of a unique community. The Haven is a development featuring 50% wooded wetlands, providing a backdrop for the home sites. The area offers seclusion while being located in the heart of Aboite Township. Prices for home sites range from $59,900 to the low $100s. Students in this area attend Whispering Meadow Elementary School, Woodside Middle School, and Homestead High School. Residents have easy access to I69, Jefferson Pointe, Downtown Fort Wayne, and various dining and shopping options. The lot size is approximately 0.4 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Dental Office Hair Salon Building Supply Gym & Fitness Center Pharmacy Accounting Firm Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Fort Wayne
    County
    Allen
    State
    Indiana
    Longitude
    -85.242297
    Latitude
    41.081363

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    FAQs

    What type of property is this?
    Residential land & home lot - Residential land in southwest Allen County, near shopping and dining.
    Where is this residential land & home lot located?
    The property is located at 250 N Deer Cliff Run Fort Wayne, IN.
    What is the asking price?
    The asking price for this property is $89,900.
    What are key features of this property?
    This property features: Located in southwest Allen County, Aboite Township, offering a desirable address.; **50% wooded wetlands providing a unique and secluded backdrop for home sites.**; Easy access to I69, Jefferson Pointe, and Downtown Fort Wayne.
    (260) 437-9844
    We can help!
    Listing Contact
    Kimberly Ward
    Kimberly Ward
    Real Estate License ID: RB14033636
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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