1810 N Market St · Kokomo, IN 46901

$126,900

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 65 Days on market

Built 1922 6,098 sqft lot Est $119k · 7% over

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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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• ARV discount +4.4/15.0
• 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

This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

Key facts

• Remodeled
• Fresh paint
• Brand new dishwasher

Tags

• REMODELED
• NEW FLOORING
• FRESH PAINT
• UPDATED LIGHT FIXTURES
• BRAND NEW STOVE
• BRAND NEW DISHWASHER

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence, site-built; 2 stories
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built as site-built home
• Exterior features: Covered porch; Chain link fencing; Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Floor furnace; Ceiling fan cooling (no central air listed)
• Interior features: Ceiling fans; Laminate countertops; Blinds; 1 fireplace (no special features listed)
• Laundry & utility: Washer hookup (main level); Electric dryer hookup (main level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (0.1% below list).
• Recommended offer: $119k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Elwood Haynes Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 611 students, 88% FRL); Maple Crest Middle School (math 10% / reading 16%, grade F, #304 of 330 statewide, top 94%, 372 students, 77% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL).
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 1 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 $877 of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $127k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,286 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1922 — 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. 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?
8. 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.
9. 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.
10. 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: 1.00% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $118,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 N Market St	0.00mi	3/1.0	1,400 (+0%)	0mo	$115,000	$82	99
1905 N Buckeye St	0.18mi	3/1.0	1,260 (-10%)	1mo	$90,000	$71	74
1405 N Purdum St	0.35mi	3/2.0	1,440 (+3%)	0mo	$123,000	$85	74
1618 N Lafountain St	0.12mi	3/1.0	1,568 (+12%)	8mo	$40,000	$26	67
915 E Morgan St	0.44mi	3/2.0	1,520 (+9%)	2mo	$164,900	$108	59
2415 N Apperson Way St	0.46mi	3/2.0	1,288 (-8%)	6mo	$165,500	$128	57
921 E Elm St	0.67mi	3/1.0	1,536 (+10%)	3mo	$18,500	$12	49
1613 N Wabash Ave	0.65mi	3/2.0	1,300 (-7%)	7mo	$182,900	$141	48
2410 N Apperson Way	0.46mi	3/2.0	1,200 (-14%)	4mo	$169,900	$142	48
2135 N Bell St	0.30mi	2/1.5 (-1)	1,196 (-14%)	9mo	$135,000	$113	48
1501 N Indiana Ave	0.61mi	2/1.0 (-1)	1,278 (-8%)	8mo	$74,500	$58	46
1210 N Webster St	0.55mi	4/1.0 (+1)	1,565 (+12%)	6mo	$61,500	$39	44

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-11,575
• Equity at exit: $18,921

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-8,156
• Equity at exit: $10,972

Cash invested: $35,532 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $200

Break-even live

Break-even rent $1,015

Max offer price $126,900

Occupancy floor 79%

Sensitivity live

Price	-10% $272	-5% $236	+0% $200	+5% $164	+10% $128
Rent	-10% $100	-5% $150	+0% $200	+5% $250	+10% $300
Rate	-1.0pp $264	-0.5pp $232	base $200	+0.5pp $167	+1.0pp $134

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2864 Amberwood Pl Kokomo, IN	1.0–2.0	1.0	836	$1,069	$1.28	44d	4	1.05mi

Listing history 23 events

1. 2026-06-08
   status $126,900 Pending 65 DOM
2. 2026-06-07
   days on market $126,900 Active 65 DOM
3. 2026-06-02
   days on market $126,900 Active 60 DOM
4. 2026-06-01
   days on market $126,900 Active 59 DOM
5. 2026-05-31
   days on market $126,900 Active 58 DOM
6. 2026-05-30
   days on market $126,900 Active 57 DOM
7. 2026-05-13
   price $126,900
8. 2026-05-04
   price $129,900
9. 2026-04-29
   price $132,500
10. 2026-04-20
    price $138,400
11. 2026-04-03
    listed $139,900 Active
12. 2025-11-22
    soldstatus $50,000 Closed 257-char remark

    Show marketing remark (257 chars)

    This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

13. 2025-11-17
    status Pending 257-char remark

    Show marketing remark (257 chars)

    This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

14. 2025-11-10
    price $60,000 257-char remark

    Show marketing remark (257 chars)

    This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

15. 2025-10-28
    price $65,000 257-char remark

    Show marketing remark (257 chars)

    This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

16. 2025-10-16
    price $70,000 257-char remark

    Show marketing remark (257 chars)

    This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

17. 2025-09-24
    listed $80,000 Active 257-char remark

    Show marketing remark (257 chars)

    This move in ready home is perfect for a variety of lifestyles. Featuring 3 bedrooms and 1 full bath. The main floor offers a convenient primary bedroom, spacious living area, and functional kitchen, while upstairs you’ll find two additional bedrooms.

18. 2025-09-20
    historical $825
19. 2025-08-28
    listed $825
20. 2017-06-01
    soldstatus $15,000 263-char remark

    Show marketing remark (263 chars)

    Spacious best describes this home. Eat in kitchen, dining room, master bedroom on main level and one bedroom and a bonus room upstairs. This home is located on a large fenced yard. Just a little TLC and you will feel right at home. Immediate possession. Status UI

21. 2017-05-26
    soldstatus $15,000
22. 2017-02-05
    listed $25,000 263-char remark

    Show marketing remark (263 chars)

    Spacious best describes this home. Eat in kitchen, dining room, master bedroom on main level and one bedroom and a bonus room upstairs. This home is located on a large fenced yard. Just a little TLC and you will feel right at home. Immediate possession. Status UI

23. 2017-02-05
    listed $25,000

    Show marketing remark (263 chars)

    Spacious best describes this home. Eat in kitchen, dining room, master bedroom on main level and one bedroom and a bonus room upstairs. This home is located on a large fenced yard. Just a little TLC and you will feel right at home. Immediate possession. Status UI

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$39/yr (+$3/mo · 3.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $15,214
• − Mortgage interest: −$7,108
• − Property taxes: −$1,000
• − Insurance: −$634
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,692
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,316/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

+407.6% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $126,900 IRMLS
• 2026-05-04 Price Changed $129,900 IRMLS
• 2026-04-29 Price Changed $132,500 IRMLS
• 2026-04-20 Price Changed $138,400 IRMLS
• 2026-04-03 Listed $139,900 IRMLS
• 2025-11-22 Sold (MLS) $50,000 IRMLS
• 2025-11-17 Pending — IRMLS
• 2025-11-10 Price Changed $60,000 IRMLS
• 2025-10-28 Price Changed $65,000 IRMLS
• 2025-10-16 Price Changed $70,000 IRMLS
• 2025-09-24 Listed $80,000 IRMLS
• 2025-09-20 Rental Removed $825 TENANTTURNER2
• 2025-08-28 Listed for Rent $825 TENANTTURNER2
• 2017-06-01 Sold (MLS) $15,000 IRMLS
• 2017-05-26 Sold (MLS) $15,000 MIBOR as Distributed by MLS Grid
• 2017-02-05 Listed $25,000 MIBOR as Distributed by MLS Grid
• 2017-02-05 Listed $25,000 IRMLS

Property tax history

+18.1%/yr

Latest (2024): $1,000 · +15.6% YoY. Source: county tax records.