1310 Kinyon St · South Bend, IN 46616

$109,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 44 Days on market

Built 1910 5,227 sqft lot $119/sqft · 26% above area Est $87k · 26% 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.8/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 3 bedroom home in South Bend just minutes from DTSB and Notre Dame. Brand new roof and windows complement the exterior while the inside many updates of its own. New paint, flooring, cabinets, light fixtures, and more. Great starter home or investment opportunity. Schedule a showing today and make this home yours!

Key facts

• New flooring
• New paint
• New cabinets

Tags

• NEW ROOF
• NEW WINDOWS
• NEW PAINT
• NEW FLOORING
• NEW CABINETS
• NEW LIGHT FIXTURES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential site-built home; One story
• Construction: Wood siding; Above-grade finished area approximately 924
• Exterior features: Lot dimensions approximately 40 x 128; Lot size about 0.12 acre

Interior

• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; No cooling system
• Interior features: Partial, unfinished basement; Total of 9 rooms
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.4% in South Bend — 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 64/100 on livability (#365 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, crime F.
• South Bend Community School Corporation (urban): math 12% / reading 21% proficiency, ranked #284 of 301 in IN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Muessel Elementary School (math 2% / reading 2%, grade F, #989 of 994 statewide, top 100%, 241 students, 88% FRL); Adams High School (math 28% / reading 57%, grade F, #195 of 369 statewide, top 53%, 1,976 students, 56% FRL).
• Market conditions: Rents rising fast (+6.5%/yr); 42 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F 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?
6. 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?
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: 1.08% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $87,420
• List price: $109,900
• Delta: 25.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Hollywood Pl	0.48mi	2/1.0	908 (-2%)	0mo	$150,000	$165	75
1501 N Adams St	0.33mi	2/1.0	840 (-9%)	0mo	$134,900	$161	69
1109 Beale St	0.28mi	3/1.0 (+1)	840 (-9%)	2mo	$142,000	$169	65
1414 Wilber St	0.27mi	3/1.0 (+1)	1,020 (+10%)	0mo	$118,000	$116	65
1811 N Brookfield St	0.47mi	2/1.0	852 (-8%)	1mo	$89,900	$106	64
933 Beale St	0.38mi	3/1.0 (+1)	1,008 (+9%)	1mo	$129,000	$128	62
1118 N Brookfield St	0.63mi	2/1.0	864 (-6%)	1mo	$159,900	$185	59
834 W Bryan St	0.44mi	3/1.0 (+1)	1,008 (+9%)	2mo	$116,000	$115	58
925 Sancome Ave	0.67mi	3/1.0 (+1)	864 (-6%)	1mo	$108,000	$125	52
415 Ostemo Pl	0.75mi	3/1.0 (+1)	970 (+5%)	0mo	$275,000	$284	51
1133 N Brookfield St	0.62mi	2/1.0	792 (-14%)	0mo	$112,900	$143	47
1521 Van Buren St	0.72mi	2/1.0	792 (-14%)	1mo	$60,000	$76	42

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 · 6.49% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $695
• Equity at exit: $16,386

10-year hold

• IRR: 13.3%
• Equity multiple: 2.23×
• Total profit: $37,867
• Equity at exit: $9,502

Cash invested: $30,772 (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 46616

• Home prices YoY: -17.9%
• Rents YoY: 6.5%
• Active inventory: 42
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$576
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $223

Break-even live

Break-even rent $904

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $285	-5% $254	+0% $223	+5% $192	+10% $161
Rent	-10% $129	-5% $176	+0% $223	+5% $270	+10% $317
Rate	-1.0pp $278	-0.5pp $251	base $223	+0.5pp $194	+1.0pp $166

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1308 Kinyon St South Bend, IN	2.0	1.0	700	$1,100	$1.57	44d	1	0.01mi
1214 Queen St South Bend, IN	3.0	1.0	1056	$1,300	$1.23	14d	1	0.12mi
1428 Kessler Blvd South Bend, IN	3.0	1.0	936	$1,000	$1.07	44d	1	0.19mi
1033 Beale St South Bend, IN	3.0	1.0	840	$1,250	$1.49	21d	1	0.29mi
937 Roosevelt St South Bend, IN	2.0	1.0	720	$1,060	$1.47	44d	1	0.34mi
929 Beale St South Bend, IN	2.0	1.0	720	$975	$1.35	44d	1	0.38mi
1237 Wilber St South Bend, IN	2.0	1.0	880	$1,200	$1.36	44d	1	0.41mi
1710 Johnson St South Bend, IN	3.0	1.0	1000	$1,350	$1.35	44d	1	0.46mi
1201 Woodward Ave South Bend, IN	2.0	1.0	960	$1,675	$1.74	44d	1	0.50mi
1630 Obrien St South Bend, IN	3.0	1.0	1120	$1,400	$1.25	14d	1	0.51mi
2013 Elwood Ave South Bend, IN	3.0	1.0	720	$999	$1.39	44d	1	0.54mi
1314 Johnson St South Bend, IN	2.0	1.0	902	$1,150	$1.27	14d	1	0.55mi
1709 Huey St South Bend, IN	2.0	1.0	720	$995	$1.38	21d	1	0.61mi
1505 Huey St South Bend, IN	3.0	1.0	864	$1,425	$1.65	21d	1	0.62mi
910 Allen St South Bend, IN	3.0	1.0	1100	$1,350	$1.23	21d	1	0.70mi
1614 Fremont St South Bend, IN	2.0	1.0	720	$850	$1.18	21d	1	0.76mi
736 Lawndale Ave Unit 1 South Bend, IN	3.0	1.0	1072	$1,200	$1.12	14d	1	0.82mi
344 Parkovash Ave South Bend, IN	3.0	1.0	950	$1,900	$2.00	14d	1	0.83mi
1046 N Elmer St South Bend, IN	2.0	1.0	1050	$1,025	$0.98	21d	1	0.84mi
1141 Fremont St South Bend, IN	3.0	1.0	760	$1,100	$1.45	21d	1	0.91mi
2527 Riverside Dr South Bend, IN	3.0	1.5	1048	$1,595	$1.52	21d	1	0.96mi
1301 N Michigan St South Bend, IN	1.0	1.0	575	$740	$1.29	21d	1	1.03mi
717 Huey St South Bend, IN	2.0	1.0	672	$1,050	$1.56	44d	1	1.05mi
2823 Calhoun St South Bend, IN	2.0	1.0	720	$1,249	$1.73	44d	1	1.06mi
729 N Elmer St South Bend, IN	2.0	1.0	672	$1,100	$1.64	14d	1	1.09mi
2417 Linden Ave South Bend, IN	2.0	1.0	1000	$1,200	$1.20	44d	1	1.39mi
3224 Ardmore Trl South Bend, IN	1.0	1.0	675	$864	$1.28	14d	2	1.39mi
125 W Marion St South Bend, IN	2.0	1.0	672	$1,350	$2.01	14d	5	1.40mi
716 N Niles Ave South Bend, IN	1.0–2.0	1.0–2.0	732	$1,750	$2.39	14d	11	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $109,900 Active 44 DOM
2. 2026-06-17
   days on market $109,900 Active 43 DOM
3. 2026-06-16
   days on market $109,900 Active 42 DOM
4. 2026-06-15
   days on market $109,900 Active 41 DOM
5. 2026-06-14
   days on market $109,900 Active 39 DOM
6. 2026-06-13
   days on market $109,900 Active 38 DOM
7. 2026-06-10
   days on market $109,900 Active 36 DOM
8. 2026-06-09
   days on market $109,900 Active 35 DOM
9. 2026-06-08
   days on market $109,900 Active 34 DOM
10. 2026-06-07
    days on market $109,900 Active 33 DOM
11. 2026-06-03
    days on market $109,900 Active 29 DOM
12. 2026-06-02
    days on market $109,900 Active 28 DOM
13. 2026-06-01
    days on market $109,900 Active 27 DOM
14. 2026-05-31
    days on market $109,900 Active 26 DOM
15. 2026-05-30
    days on market $109,900 Active 25 DOM
16. 2026-05-05
    listed $109,900 Active 325-char remark
17. 2018-02-05
    listed $39,900

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/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 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,241
• − Mortgage interest: −$6,156
• − Property taxes: −$1,109
• − Insurance: −$550
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$3,197
• Taxable income: $950
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,447/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: South Bend Community School Corporation
• NCES district ID: 1810290
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $41,935
• Composite: 14.21/100
• National rank: #9452
• State rank: #284 of 301 in IN

Livability — South Bend

• Score: 64/100
• State rank: #365
• US rank: #13730

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bend, IN
• County: Saint Joseph County · 189,048 people
• City population: 99,767
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 5,979
• Household income: $58,537
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 339.0

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 273,186 people
• By 2030: 273,594 · +0.1%
• By 2040: 271,641 · -0.6%
• By 2050: 269,187 · -1.5%
• By 2075: 263,136 · -3.7%
• By 2100: 245,659 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 21% Hispanic / Latino 16% Two or more races 14% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 7% Portuguese 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.5%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.1pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.8 2016: D+0.2 2012: D+3.5 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.53%
• Current HPI: 237.0154
• Rent YoY: ▲ 6.49%
• Metro: South Bend-Mishawaka, IN-MI
• 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

+175.4% since first listed

2 events — show timeline

• 2026-05-05 Listed $109,900 IRMLS
• 2018-02-05 Listed $39,900 IRMLS

Property tax history

-5.0%/yr

Latest (2025): $1,109 · -1.0% YoY. Source: county tax records.