1710 N Webster St · Kokomo, IN 46901

$104,000

3 bd · 1.0 ba · 952 sqft · SingleFamily public records · 78 Days on market

Built 1909 9,583 sqft lot Est $109k · 5% under

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Why this score? — see what drove the C+ 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 +26.5/30.0
• ARV discount +9.8/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2bedroom 1 bath home with 2 lots. It has a workshop garage and a shed. Great starter home with plenty of room for outdoor activities. Central air is just a little over a year old.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1909

Property features AI

Finance

• Other: Lot dimensions approximately 41 x 120 (0.22 acre)

Exterior

• Parking: Detached garage (1 car); Off-street parking; Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); One story
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built as site-built home
• Exterior features: Deck; Chain link and wood fencing; Shed(s); Level lot

Interior

• Kitchen: Refrigerator; Gas range; Water purifier
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Laminate countertops; Window treatments and blinds; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup (main level); Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $98k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.2% in Kokomo — 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 68/100 on livability (#227 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, amenities F, commute F.
• Kokomo School Corporation (urban): math 22% / reading 30% proficiency, ranked #264 of 301 in IN (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lafayette Park Elementary School (math 27% / reading 22%, grade F, #762 of 994 statewide, top 78%, 434 students, 74% FRL); Central Middle School (math 23% / reading 38%, grade F, #203 of 330 statewide, top 63%, 458 students, 57% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 194 units permitted in Howard County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $719 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Howard County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 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 1909 — 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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.09% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.37%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $109,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 N Buckeye St	0.33mi	2/1.0 (-1)	960 (+1%)	0mo	$110,000	$115	78
1608 N Courtland Ave	0.09mi	2/1.0 (-1)	840 (-12%)	2mo	$119,900	$143	70
1229 N Courtland Ave	0.31mi	2/1.0 (-1)	872 (-8%)	0mo	$84,900	$97	66
311 E Broadway St	0.56mi	2/2.0 (-1)	952 (0%)	1mo	$115,000	$121	64
1000 W Havens St	0.61mi	3/1.0	1,008 (+6%)	5mo	$135,000	$134	58
723 E North St	0.72mi	2/1.0 (-1)	964 (+1%)	6mo	$105,000	$109	55
1022 N Burke St	0.72mi	3/1.0	1,008 (+6%)	4mo	$154,900	$154	53
1504 W Tate St	0.70mi	3/1.0	1,025 (+8%)	3mo	$110,000	$107	52
1421 W Tate St	0.67mi	3/1.0	1,025 (+8%)	5mo	$109,000	$106	52
2316 N Washington St	0.45mi	2/1.0 (-1)	836 (-12%)	3mo	$40,000	$48	51
1613 N Apperson Way	0.47mi	2/1.0 (-1)	838 (-12%)	2mo	$80,000	$95	51
2531 N Armstrong St	0.67mi	2/1.0 (-1)	864 (-9%)	1mo	$112,500	$130	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,638
• Equity at exit: $15,507

10-year hold

• IRR: 4.0%
• Equity multiple: 1.25×
• Total profit: $7,349
• Equity at exit: $8,992

Cash invested: $29,120 (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 46901

• Home prices YoY: -24.4%
• Rents YoY: -1.5%
• Active inventory: 242
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$28 /mo · $332/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $276

Break-even live

Break-even rent $780

Max offer price $104,000

Occupancy floor 71%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 E Fischer St Kokomo, IN	2.0	1.0	720	$950	$1.32	43d	1	1.09mi
2864 Amberwood Pl Kokomo, IN	1.0–2.0	1.0	836	$1,069	$1.28	43d	4	1.11mi

Listing history 25 events

1. 2026-06-19
   days on market $104,000 Active 78 DOM
2. 2026-06-18
   days on market $104,000 Active 77 DOM
3. 2026-06-17
   days on market $104,000 Active 76 DOM
4. 2026-06-17
   price $104,000 Active 75 DOM
5. 2026-06-16
   days on market $108,000 Active 75 DOM
6. 2026-06-15
   days on market $108,000 Active 74 DOM
7. 2026-06-14
   days on market $108,000 Active 72 DOM
8. 2026-06-13
   days on market $108,000 Active 71 DOM
9. 2026-06-10
   days on market $108,000 Active 69 DOM
10. 2026-06-09
    days on market $108,000 Active 68 DOM
11. 2026-06-08
    days on market $108,000 Active 67 DOM
12. 2026-06-07
    days on market $108,000 Active 66 DOM
13. 2026-06-02
    days on market $108,000 Active 61 DOM
14. 2026-06-01
    days on market $108,000 Active 60 DOM
15. 2026-05-31
    days on market $108,000 Active 59 DOM
16. 2026-05-30
    days on market $108,000 Active 58 DOM
17. 2026-05-07
    price $108,000
18. 2026-04-16
    price $110,000
19. 2026-04-02
    listed $115,000 Active
20. 2025-07-30
    soldstatus $92,000 Closed 179-char remark

    Show marketing remark (179 chars)

    2bedroom 1 bath home with 2 lots. It has a workshop garage and a shed. Great starter home with plenty of room for outdoor activities. Central air is just a little over a year old.

21. 2025-07-26
    status Pending 179-char remark

    Show marketing remark (179 chars)

    2bedroom 1 bath home with 2 lots. It has a workshop garage and a shed. Great starter home with plenty of room for outdoor activities. Central air is just a little over a year old.

22. 2025-06-30
    historical Active Under Contract 179-char remark

    Show marketing remark (179 chars)

    2bedroom 1 bath home with 2 lots. It has a workshop garage and a shed. Great starter home with plenty of room for outdoor activities. Central air is just a little over a year old.

23. 2025-06-18
    listed $87,000 Active 179-char remark

    Show marketing remark (179 chars)

    2bedroom 1 bath home with 2 lots. It has a workshop garage and a shed. Great starter home with plenty of room for outdoor activities. Central air is just a little over a year old.

24. 2017-09-18
    soldstatus $53,000 86-char remark

    Show marketing remark (86 chars)

    Newly updated 2 bedroom, 1 bath home with large walkout wood deck and 24' Watson pool.

25. 2017-02-03
    listed $55,000 86-char remark

    Show marketing remark (86 chars)

    Newly updated 2 bedroom, 1 bath home with large walkout wood deck and 24' Watson pool.

ⓘ 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: $332 · $28/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: +$276/yr (+$23/mo · 83.0%)

ⓘ 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 ≥101°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: $13,554
• − Mortgage interest: −$5,826
• − Property taxes: −$332
• − Insurance: −$520
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,025
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,907/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: Kokomo School Corporation
• NCES district ID: 1805370
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $35,804
• Composite: 21.5/100
• National rank: #8325
• State rank: #264 of 301 in IN

Livability — Kokomo

• Score: 68/100
• State rank: #227
• US rank: #9912

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment D- Housing A+ Health & safety A User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kokomo, IN
• County: Howard County · 75,099 people
• City population: 75,099
• Metro: Kokomo, IN
• Population (ZIP): 38,082
• Household income: $60,495
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1116.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 81,522 people
• By 2030: 80,104 · -1.7%
• By 2040: 76,708 · -5.9%
• By 2050: 72,880 · -10.6%
• By 2075: 64,016 · -21.5%
• By 2100: 51,705 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+35.3) · D 31.4% · R 66.7% · Other 1.8%
• 2008→2024 swing: -29.1pp toward R · 2008: -6.2pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+32.4 2016: R+33.9 2012: R+14.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.40%
• Current HPI: 242.2565
• Rent YoY: ▼ -1.47%
• Metro: Kokomo, 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

+96.4% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $108,000 IRMLS
• 2026-04-16 Price Changed $110,000 IRMLS
• 2026-04-02 Listed $115,000 IRMLS
• 2025-07-30 Sold (MLS) $92,000 IRMLS
• 2025-07-26 Pending — IRMLS
• 2025-06-30 Contingent — IRMLS
• 2025-06-18 Listed $87,000 IRMLS
• 2017-09-18 Sold (MLS) $53,000 IRMLS
• 2017-02-03 Listed $55,000 IRMLS

Property tax history

+6.1%/yr

Latest (2024): $332 · -0.9% YoY. Source: county tax records.