415 W Jefferson St · Kokomo, IN 46901

$154,900

3 bd · 2.5 ba · 1,896 sqft · SingleFamily public records · 17 Days on market

Built 1885 4,400 sqft lot Est $165k · 6% under

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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 +15.5/30.0
• ARV discount +10.2/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• 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

Seller offering concession toward kitchen appliances. This beautifully remodeled home offers nearly 1,900 square feet of functional living space with modern updates throughout. The property features four bedrooms, two updated bathrooms, and multiple living areas that provide flexibility for hosting, relaxing, or setting up an office or playroom. Each floor has two bedrooms and one full bathroom. One of the upstairs bedrooms has an ajoining room that could be a large walk in closet or an office upstairs. The updated kitchen includes bold green cabinetry, modern lighting, and ample storage. A large covered front porch provides a welcoming outdoor space, while sliding doors off the dining area lead to a spacious wooden back deck overlooking the corner lot. Additional updates include new drywall on walls and ceiling, flooring, fresh paint, updated lighting, and thoughtful design details. This home is conveniently located near shopping, dining, and other amenities and is move-in ready. Open House: Thursday, November 20 from 5:00 PM to 6:30 PM.

Key facts

• 4,400 sq ft lot
• Built 1885
• Listed 17 days

Property features AI

Exterior

• Utilities: Community sewer; Private water
• Home design: Single family residence; One-and-a-half story
• Construction: Aluminum siding and brick exterior; Crawl space foundation
• Exterior features: Covered patio/porch; Property has a view; Less than 1/4 acre lot

Interior

• Kitchen: Electric cooktop; Gas oven
• Bedrooms: 4 bedrooms total (2 on main level, 2 on upper level); Primary bedroom with walk-in closet
• Bathrooms: 2 full bathrooms (1 on main level, 1 on upper level); Primary bathroom with full shower stall
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Partial finished basement; Has basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $63 ($759/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 $134k (13.7% below list).
• Recommended offer: $134k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.2% in Kokomo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, schools F, amenities 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.
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 17 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,725 (13.7% below list)

Questions for the listing agent

1. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $164,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 W Superior St	0.45mi	3/2.5	1,853 (-2%)	1mo	$280,000	$151	74
917 W Jackson St	0.33mi	3/1.0	1,920 (+1%)	3mo	$70,000	$36	74
915 N Courtland Ave	0.26mi	4/2.0 (+1)	1,919 (+1%)	9mo	$136,000	$71	71
1111 W Walnut St	0.49mi	3/1.5	1,942 (+2%)	2mo	$162,500	$84	68
415 W Broadway St	0.40mi	4/2.0 (+1)	1,999 (+5%)	2mo	$73,000	$37	64
915 W Walnut St	0.41mi	3/2.0	1,716 (-10%)	3mo	$180,000	$105	61
1017 W Taylor St	0.40mi	3/2.0	1,722 (-9%)	5mo	$215,000	$125	60
700 W Havens St	0.33mi	3/2.5	2,103 (+11%)	9mo	$225,000	$107	59
225 E Vaile Ave	0.74mi	3/2.0	1,948 (+3%)	1mo	$170,000	$87	58
1015 W Jefferson St	0.38mi	2/2.0 (-1)	1,778 (-6%)	9mo	$70,000	$39	57
514 S Webster St	0.62mi	3/1.5	1,792 (-6%)	2mo	$165,000	$92	56
910 E Jefferson St	0.73mi	2/1.0 (-1)	1,697 (-10%)	0mo	$19,000	$11	37

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-25,019
• Equity at exit: $23,096

10-year hold

• IRR: -14.7%
• Equity multiple: 0.27×
• Total profit: $-31,856
• Equity at exit: $13,393

Cash invested: $43,372 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $63

Break-even live

Break-even rent $1,257

Max offer price $154,900

Occupancy floor 90%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   status Pending
2. 2026-04-17
   listed $154,900 Active
3. 2025-12-18
   soldstatus $144,900 Closed 1054-char remark

   Show marketing remark (1054 chars)

   Seller offering concession toward kitchen appliances. This beautifully remodeled home offers nearly 1,900 square feet of functional living space with modern updates throughout. The property features four bedrooms, two updated bathrooms, and multiple living areas that provide flexibility for hosting, relaxing, or setting up an office or playroom. Each floor has two bedrooms and one full bathroom. One of the upstairs bedrooms has an ajoining room that could be a large walk in closet or an office upstairs. The updated kitchen includes bold green cabinetry, modern lighting, and ample storage. A large covered front porch provides a welcoming outdoor space, while sliding doors off the dining area lead to a spacious wooden back deck overlooking the corner lot. Additional updates include new drywall on walls and ceiling, flooring, fresh paint, updated lighting, and thoughtful design details. This home is conveniently located near shopping, dining, and other amenities and is move-in ready. Open House: Thursday, November 20 from 5:00 PM to 6:30 PM.

4. 2025-11-28
   historical Active Under Contract 1054-char remark

   Show marketing remark (1054 chars)

   Seller offering concession toward kitchen appliances. This beautifully remodeled home offers nearly 1,900 square feet of functional living space with modern updates throughout. The property features four bedrooms, two updated bathrooms, and multiple living areas that provide flexibility for hosting, relaxing, or setting up an office or playroom. Each floor has two bedrooms and one full bathroom. One of the upstairs bedrooms has an ajoining room that could be a large walk in closet or an office upstairs. The updated kitchen includes bold green cabinetry, modern lighting, and ample storage. A large covered front porch provides a welcoming outdoor space, while sliding doors off the dining area lead to a spacious wooden back deck overlooking the corner lot. Additional updates include new drywall on walls and ceiling, flooring, fresh paint, updated lighting, and thoughtful design details. This home is conveniently located near shopping, dining, and other amenities and is move-in ready. Open House: Thursday, November 20 from 5:00 PM to 6:30 PM.

5. 2025-11-18
   listed $144,900 Active 1054-char remark

   Show marketing remark (1054 chars)

   Seller offering concession toward kitchen appliances. This beautifully remodeled home offers nearly 1,900 square feet of functional living space with modern updates throughout. The property features four bedrooms, two updated bathrooms, and multiple living areas that provide flexibility for hosting, relaxing, or setting up an office or playroom. Each floor has two bedrooms and one full bathroom. One of the upstairs bedrooms has an ajoining room that could be a large walk in closet or an office upstairs. The updated kitchen includes bold green cabinetry, modern lighting, and ample storage. A large covered front porch provides a welcoming outdoor space, while sliding doors off the dining area lead to a spacious wooden back deck overlooking the corner lot. Additional updates include new drywall on walls and ceiling, flooring, fresh paint, updated lighting, and thoughtful design details. This home is conveniently located near shopping, dining, and other amenities and is move-in ready. Open House: Thursday, November 20 from 5:00 PM to 6:30 PM.

6. 2013-11-14
   soldstatus $10,750 219-char remark

   Show marketing remark (219 chars)

   Lots of possibilities with this home... home offers 3bedrooms, playroom,office, large living room and family room, eat in kitchen, utility on main level, situated on a city lot with porch and off street parking in back.

7. 2013-08-05
   listed $10,000 219-char remark

   Show marketing remark (219 chars)

   Lots of possibilities with this home... home offers 3bedrooms, playroom,office, large living room and family room, eat in kitchen, utility on main level, situated on a city lot with porch and off street parking in back.

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 ≥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: $16,047
• − Mortgage interest: −$8,677
• − Property taxes: −$1,396
• − Insurance: −$774
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$4,506
• Taxable loss: −$1,874
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $1,209/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

+1449.0% since first listed

7 events — show timeline

• 2026-05-04 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-17 Listed $154,900 MIBOR as Distributed by MLS Grid
• 2025-12-18 Sold (MLS) $144,900 IRMLS
• 2025-11-28 Contingent — IRMLS
• 2025-11-18 Listed $144,900 IRMLS
• 2013-11-14 Sold (MLS) $10,750 MIBOR as Distributed by MLS Grid
• 2013-08-05 Listed $10,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2024): $1,396 · +23.1% YoY. Source: county tax records.