Buying an Angola Rental: Cite $25,514, Keep City Off

Aug 22

11 min read

Updated: Aug 27

Empty rural Steuben County Indiana lake road, no people

Underwrite an Angola house at about $25,514 a year on 64 listings. The average night was $336. Occupancy was 31.8 percent. Revenue per available night was $111. Year over year is minus 9.2 percent. Active supply moved plus 6.7 percent. This page does not invent a purchase price. The bottleneck is remaining clerk status under Indiana Code 36-1-24-8, not a guessed cap rate.

Call Clerk-Treasurer Ryan Herbert at 260-665-2514, extension 7353, 210 N Public Square, before you bid. Fort Wayne's already-live city cluster is about $17,136 on 484 listings. Keep that stay on its own line. Steuben innkeeper tax is listed at 5 percent; Allen County is 8 percent. Mixing those two years and those two CIT rates invents a market neither deed actually books.

DSCR starts on $25,514

Cite the 64-listing cell. Superhost share is 51.6 percent. Professionally managed share is 0.0 percent. Independent hosts still write this desk. A lender packet that borrows Fort Wayne occupancy to fill January is inventing coverage. RevPAN of $111 times 365 is about $40,500 of fully available-year math; typical listings earned about $25,514. Write occupancy next to ADR.

The note and the bid use the same year.Financing an Angola rentalkeeps the city year off this deed.

The real question is the clerk, not a guessed cap

This pass did not confirm a dedicated Angola city STR license fee. Leave out unverified one so the packet looks finished. Confirm remaining city-code questions, remaining Indiana 7 percent sales tax, and remaining Steuben 5 percent innkeeper tax due the 20th at 317 S Wayne Street Suite 2-K. Unincorporated lake lots may still need Steuben County Plan Commission. This pass did not confirm a county STR ordinance as live law. Do not file Fort Wayne neighbor-approval rumors as this parcel's law.

Year over year is minus 9.2 percent in a thin gallery

Revenue fell while supply rose 6.7 percent. In 64 listings, a few more houses actually move comps. It is not a reason to average Fort Wayne into the bid, and it is not a collapse you can ignore. A county figure of more than 460 STRs named by the Commissioner of Revenue is Steuben County, not this gallery. Do not underwrite the county as if it were Angola. New Haven leftover is about $20,303 on 20 listings. Both stay on their own lines. Band D angola posts already live stay live.

Independent ownership changes the hire

Jamie holds two listings. Do not assume a city-scale manager is waiting on Lake James. The hire question for Fort Wayne is a different file. Typical stay is 4.6 nights, Chicago then Fort Wayne, 71-day lead. Twenty-two listings set a 30-night minimum. Model turns honestly. Park demand is Pokagon, not occupancy. We market the stay the guest typed. We do not take the lock, and we Leave out unverified a purchase price to close the packet.

If the packet still averages two towns, recut it.Angola versus Fort Wayneis the two-town file.

This page does not invent a purchase price

The bottleneck is remaining clerk status under Indiana Code 36-1-24-8, not a guessed cap rate. Call Clerk-Treasurer Ryan Herbert at 260-665-2514, extension 7353, 210 N Public Square, Monday through Friday 8:00 a.m. to 4:30 p.m. Planning is 260-665-7465. Building Safety is 260-665-6683. This pass did not confirm a dedicated Angola city STR fee. Leave out unverified one into closing. Unincorporated lake lots may still need Steuben County Plan Commission. Confirm the tax map before you bid. Do not file a third-party 75 percent adjacent-owner rule as live Fort Wayne law on an Angola parcel. Do not remesh Fort Wayne 242. Do not remesh Band D angola posts.

Indiana sales tax is 7 percent statewide for stays under 30 days. Steuben innkeeper tax is listed at 5 percent, collected at the county, due by the 20th, 260-668-1000 extension 1900, 317 S Wayne Street Suite 2-K. Allen County, Fort Wayne's desk, is listed at 8 percent CIT effective November 1, 2019. DOR states CIT does not apply when renting for 30 or more days. Twenty-two of 64 listings already set a 30-night minimum while typical stay is still 4.6 nights. Model that as a tax and turn constraint, not as a filled January, and not as corporate housing this extract did not break out.

Three lines that must not average

Print typical Angola revenue of about $25,514 from 64 listings, August 2025 through July 2026, $336 ADR, 31.8 percent occupancy, $111 RevPAN, year over year minus 9.2 percent, supply plus 6.7 percent. Print Fort Wayne's already-live $17,136 on 484 listings as a separate city year. Print Steuben's more-than-460 county STRs as county. New Haven leftover at about $20,303 on 20 listings is a fourth line if a packet insists on a third town. Averaging any of those invents coverage no driveway books. RevPAN times 365 is about $40,500 of fully available-year math; typical listings earned about $25,514. Write occupancy next to ADR.

August is the peak. July and June still carry the year. January is the hole. Typical stay is 4.6 nights, booked about 71 days ahead, Chicago then Fort Wayne. Superhost share is 51.6 percent. Professionally managed share is 0.0 percent. Jamie holds two listings. Independent hosts still write this desk. Fee math, if you hire, starts on $25,514, not on Fort Wayne's 484-listing book. Pokagon is named demand, including about 90,000 toboggan riders on the posted 2025-26 season through March 1, 2026 at $20 per toboggan per hour including tax. Visitor traffic is not DSCR. This pass did not find posted 2026-27 hours.

What the bid packet prints on page one

Carry the dated extract, the sample size, occupancy, RevPAN, remaining clerk status, remaining 7 percent sales tax, remaining Steuben 5 percent CIT, and Fort Wayne $17,136 on its own live line. Call 260-665-2514 before you assume a fee this pass did not confirm. Confirm remaining DNR hours if the memo promises a toboggan weekend. We market the stay the guest typed. We do not take the lock, and we Leave out unverified a purchase price to close the packet.

If the packet still averages two towns, recut it. If the listing still photographs the wrong stay, recut that too. Lake James, Pokagon, and downtown Angola are three occasions. Fort Wayne is a fourth file. Keep them apart before anyone underwrites the note.

Supply plus 6.7 percent is a few houses, not a metro dump

Sixty-four active listings is a gallery. Plus 6.7 percent is a handful of new tiles that actually move comps. Steuben's more-than-460 county count is a wider net. Fort Wayne's 484 listings are a city file. Do not underwrite the county or the city as if they were Lake James. Year over year minus 9.2 percent is the operating move on this market sample. A bid that ignores the slip or papers over it with Fort Wayne occupancy is inventing coverage. Superhost share of 51.6 percent means review volume already matters. Professionally managed share of 0.0 percent means the competitive fight is listing quality, not a branded PM book.

Typical stay is 4.6 nights with about 71 days of lead, Chicago then Fort Wayne. That guest file is demand shape. It is not a purchase price. It is not January occupancy. Twenty-two listings already use a 30-night minimum. DOR says CIT does not apply at 30 days or more. Ask remaining 2026 filings at 260-668-1000 extension 1900. Call 260-665-2514 for remaining clerk questions. Hours are Monday through Friday 8:00 a.m. to 4:30 p.m. Email clerktreasurer@angolain.org. Fax 260-665-9164. Confirm remaining holiday closures before you treat a walk-in as locked.

Pokagon belongs in the guest story, not the rent roll

Name the park if the house can finish that day. Cite the posted 2025-26 toboggan season, about 90,000 riders, $20 per hour including tax, through March 1, 2026, weekends 10 a.m. to 5:30 p.m., closing at 0 degrees Fahrenheit. Do not add those riders to DSCR. This pass did not find posted 2026-27 hours. Confirm remaining dates on the DNR page. Indiana Code 36-1-24-8 does not replace building safety. This pass did not confirm a city STR fee. Unincorporated lots may still need Plan Commission. Confirm the tax map before the offer.

Keep Allen County's 8 percent CIT off a Steuben lake deed. Keep Fort Wayne's $17,136 on 484 listings on its own live line. Keep New Haven leftover at about $20,303 on 20 listings on a third line if needed. We market the stay the guest typed. We do not take the lock, and we Leave out unverified a purchase price to close the packet.

Offer only after the map and the hall agree

If the tax map puts the house inside Angola, start at 210 N Public Square. If it puts the house outside, Steuben County Plan Commission may still have a question. Do not bid August peak as if remaining 2026 status were already written. Guests book about 71 days ahead. A listing that cannot legally take that booking is not a DSCR input. Indiana Code 36-1-24-8 covers owner-occupied stays as a permitted residential use. Ask what the statute does not cover on this parcel. This pass did not confirm a dedicated city STR fee. Leave out unverified one into closing costs.

Print August as peak, January as hole, $336 ADR next to 31.8 percent occupancy, and $111 RevPAN next to $25,514 typical. Print Steuben 5 percent CIT due the 20th and Allen 8 percent as a neighbor rate you will not collect on this deed. Print DNR's posted 2025-26 toboggan file as demand, not cash flow. Print that 22 of 64 listings already use a 30-night minimum while typical stay is 4.6 nights. Then stop blending. A bid with one northeastern Indiana total is already wrong on the first line.

Independent hosts still write the comps

Professionally managed share is 0.0 percent. Jamie holds two listings. Superhost share is 51.6 percent. Do not assume a city-scale manager is waiting on Lake James. The Fort Wayne hire is a different file. Fee math starts on $25,514, not on 484 city listings. A manager who cannot name Lake James, Pokagon, and 210 N Public Square as three files is the wrong hire for this bid. DIY is still the default in a 64-listing gallery.

Year over year minus 9.2 percent with supply plus 6.7 percent is the operating year. A few more houses entered a thin gallery. Photography and remaining clerk status belong in the same packet as the rent roll. Call 260-665-2514. Planning 260-665-7465. Building Safety 260-665-6683. Treasurer 260-668-1000 x1900. Confirm remaining DNR hours. Do not remesh Fort Wayne 242. Do not remesh Band D angola. This page does not invent a purchase price.

If a loan officer wants one blended lake-and-city rent roll, send $25,514 and the town desk instead. Occupancy is 31.8 percent. January is the hole. August is the peak. Typical stay is 4.6 nights. Lead is about 71 days. Chicago then Fort Wayne. Steuben CIT is 5 percent. Allen CIT is 8 percent. Indiana sales tax is 7 percent. Twenty-two of 64 listings already set a 30-night minimum. DOR states CIT does not apply at 30 days or more. Confirm remaining 2026 filings. Confirm remaining clerk status. Then bid. Superhost share is 51.6 percent. Professionally managed share is 0.0 percent. Jamie holds two listings. This page does not invent a purchase price. Unincorporated lots may still need Plan Commission. Confirm the tax map. Confirm remaining DNR hours. Confirm remaining holiday closures. Then underwrite the lake year as a lake year. Hours at 210 N Public Square are Monday through Friday, 8:00 a.m. to 4:30 p.m. Email is clerktreasurer@angolain.org. Fax is 260-665-9164. Extension 7353 is the clerk line. Indiana Code 36-1-24-8 is owner-occupied law, not a purchase price. Do not remesh Band D angola posts. Confirm remaining 2026 holiday closures. Keep Fort Wayne 242 on its own live line. Write occupancy next to ADR. This page does not invent a purchase price. Confirm remaining clerk status before you bid.

Frequently Asked Questions

Is Angola a good STR buy in 2026?

Underwrite around $25,514 a year on a 64-listing AirROI sample, at a $336 average nightly rate and 31.8 percent occupancy. Revenue is down 9.2 percent year over year while supply grew 6.7 percent, so treat this as a softening market rather than a growth story. Confirm current registration requirements with Clerk-Treasurer Ryan Herbert's office at 260-665-2514 before making an offer, and keep Fort Wayne's separate $17,136 figure off this note entirely.

What occupancy should a bid assume?

Model 31.8 percent occupancy on this sample, with January the slow month and August the peak. RevPAN comes out to $111. The typical stay length is 4.6 nights, so don't annualize the $336 ADR as though the property books every night of the year — that overstates realistic revenue.

How should lodging or innkeeper tax factor into a bid?

Indiana's state sales tax is 7 percent, and Steuben County's innkeeper tax is listed at 5 percent, due the 20th and collected at the county level. The Indiana Department of Revenue states that county innkeeper tax doesn't apply to stays of 30 or more days — relevant here since 22 of the 64 listings in this sample already run a 30-night minimum. Confirm the current rate with Steuben County before closing.

Is the county's total short-term rental count the right competitive benchmark?

No. Steuben County reports roughly 460 short-term rentals countywide, but Angola's own AirROI sample is 64 listings — using the county figure as local competition overstates what a buyer near Lake James actually competes against. New Haven, a separate nearby town, shows about $20,303 on 20 listings and should also stay on its own labeled line, not blended in.

Did this research confirm a city short-term rental license fee?

No. A dedicated Angola city STR license fee wasn't confirmed as of this writing, so don't build one into the purchase budget without checking first. Confirm current city-code requirements at 210 N Public Square, and note that unincorporated lots near the lake may still need Plan Commission review. No countywide STR ordinance was confirmed as active law during this research either.

Who makes up the competitive set for an Angola listing?

Mostly independent hosts. Professionally managed listings are 0.0 percent of this sample, with one host, Jamie, holding two listings, and Superhost status covering 51.6 percent of the market. A buyer shouldn't assume a large-scale management company is already operating on Lake James.

Can Fort Wayne's occupancy numbers be used to fill in gaps in the Angola data?

No. Fort Wayne is a separate, much larger 484-listing city market with its own $17,136 typical-year figure. Blending it with Angola's $25,514 invents a coverage number neither market's real data actually supports — keep the two markets on separate underwriting lines.

Does Pokagon State Park's toboggan run change the purchase thesis?

It's real, named demand — the DNR reports roughly 90,000 riders during the 2025-26 season — but visitor traffic isn't the same as booked occupancy. Don't add park headcount directly into a DSCR model; confirm the park's current-season hours before treating a toboggan weekend as locked-in cash flow.

What phone numbers belong on the bid checklist?

Clerk-Treasurer Ryan Herbert at 260-665-2514, extension 7353; Planning at 260-665-7465; Building Safety at 260-665-6683; and the Steuben County Treasurer at 260-668-1000, extension 1900. Call ahead to confirm current hours and requirements rather than treating a walk-in visit as guaranteed access.

Work with Crest & Cove Creative

Angola STR marketing in Angola fails when a costume coastal packet replaces what this driveway can keep overnight. Guests deserve the stay the gallery and house rules can actually hold.

We help independent hosts keep Angola stay lines in Angola honest against the overnight they can deliver, with a line this driveway cannot keep left on labeled lines. Decide what you can rewrite yourself this week, then hire only the gap that remains. Send the live Angola listing if the about block still could sit on the wrong town.

Reach out at crestcove.co or (256) 998-7502.