1529 Hampton Ct · Mishawaka, IN 46544

$235,000

3 bd · 2.0 ba · 1,316 sqft · SingleFamily public records · 61 Days on market

Built 1974 9,000 sqft lot Est $222k · 6% over

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Why this score? — see what drove the F 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 +7.6/30.0
• ARV discount +5.0/15.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +1.7/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor alert: 3 bedroom, 2 bath home in popular subdivision has good bones and the furnace, AC and water heater were new in 2023. House has a strong pet odor and will need all new flooring. Sold as is, seller is unable to make any repairs

Key facts

• Large backyard
• Freshly painted
• Storage shed

Tags

• FRESHLY PAINTED
• NEW LVP FLOORING
• UPDATED KITCHEN
• TILE BACKSPLASH
• LARGE BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home
• Construction: Aluminum siding
• Exterior features: Irregular lot; Lot dimensions approximately 60 x 150

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas Range
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Refrigerator; Gas Range; Partial finished basement; Crawl space
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (34.8% below list).
• Recommended offer: $153k (34.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#53 in IN, #3,586 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, employment F.
• School City Of Mishawaka (urban): math 23% / reading 30% proficiency, ranked #260 of 301 in IN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fred J Hums Elementary School (math 47% / reading 42%, grade F, #379 of 994 statewide, top 41%, 325 students, 47% FRL); John J Young Middle School (math 17% / reading 30%, grade F, #257 of 330 statewide, top 79%, 735 students, 74% FRL); Mishawaka High School (math 24% / reading 60%, grade F, #197 of 369 statewide, top 57%, 1,488 students, 65% FRL).
• Market conditions: Rents rising fast (+9.1%/yr); 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $153,324 (34.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.11%
• DSCR: 0.77
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $222,404
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1315 Providence Ct	0.16mi	3/1.0	1,316 (0%)	7mo	$207,000	$157	83
1426 Quincy Dr	0.12mi	3/1.0	1,316 (0%)	16mo	$221,000	$168	77
2603 Dawes Pl	0.21mi	3/1.5	1,224 (-7%)	7mo	$235,000	$192	71
2632 Prescott Dr	0.36mi	4/2.0 (+1)	1,356 (+3%)	9mo	$246,000	$181	66
2610 Lexington Blvd	0.28mi	4/1.5 (+1)	1,392 (+6%)	7mo	$238,000	$171	65
2508 Prescott Dr	0.29mi	3/1.5	1,456 (+11%)	12mo	$237,000	$163	57
2732 Prescott Dr	0.34mi	4/1.5 (+1)	1,484 (+13%)	5mo	$219,900	$148	52
2644 Prescott Dr	0.37mi	3/2.0	1,480 (+12%)	14mo	$250,000	$169	51
2615 Castine Walk	0.28mi	4/1.5 (+1)	1,462 (+11%)	15mo	$226,500	$155	49
1116 Bennington Dr	0.38mi	4/1.5 (+1)	1,462 (+11%)	10mo	$250,000	$171	49
2649 Prescott Dr	0.34mi	4/1.5 (+1)	1,462 (+11%)	15mo	$234,000	$160	46
1530 Shelton Dr	0.73mi	3/2.0	1,428 (+8%)	12mo	$279,900	$196	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.27×
• Total profit: $-47,879
• Equity at exit: $35,039

10-year hold

• IRR: -5.5%
• Equity multiple: 0.57×
• Total profit: $-28,027
• Equity at exit: $20,319

Cash invested: $65,800 (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 46544

• Rents YoY: 9.1%
• Active inventory: 141
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$161 /mo · $1,934/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-280

Break-even live

Break-even rent $1,888

Max offer price $185,508

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-214	+0% $-280	+5% $-347	+10% $-413
Rent	-10% $-401	-5% $-341	+0% $-280	+5% $-220	+10% $-159
Rate	-1.0pp $-162	-0.5pp $-220	base $-280	+0.5pp $-341	+1.0pp $-403

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1434 Fallcreek Dr Mishawaka, IN	2.0–3.0	1.0–2.0	1176	$1,529	$1.30	15d	1	1.02mi

Listing history 13 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   status Active
3. 2026-03-18
   status Pending
4. 2026-02-27
   price $235,000
5. 2026-01-20
   listed $247,900 Active
6. 2025-09-22
   price $249,900
7. 2025-08-04
   price $254,900
8. 2025-07-16
   listed $259,900 Active
9. 2025-06-10
   soldstatus $170,000 Closed 241-char remark

   Show marketing remark (241 chars)

   Investor alert: 3 bedroom, 2 bath home in popular subdivision has good bones and the furnace, AC and water heater were new in 2023. House has a strong pet odor and will need all new flooring. Sold as is, seller is unable to make any repairs

10. 2025-05-21
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Investor alert: 3 bedroom, 2 bath home in popular subdivision has good bones and the furnace, AC and water heater were new in 2023. House has a strong pet odor and will need all new flooring. Sold as is, seller is unable to make any repairs

11. 2025-05-15
    listed $179,900 Active 241-char remark

    Show marketing remark (241 chars)

    Investor alert: 3 bedroom, 2 bath home in popular subdivision has good bones and the furnace, AC and water heater were new in 2023. House has a strong pet odor and will need all new flooring. Sold as is, seller is unable to make any repairs

12. 2019-07-16
    soldstatus $135,000
13. 2019-06-13
    listed $135,000

ⓘ 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: $1,934 · $161/mo
• Projected year-2 tax: $1,966 · $164/mo
• Expected delta: +$32/yr (+$3/mo · 1.7%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,399
• − Mortgage interest: −$13,164
• − Property taxes: −$1,934
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$6,836
• Taxable loss: −$7,654
• Est. tax savings @ 24.0%: +$1,837
• After-tax cash flow: $-1,525/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: School City Of Mishawaka
• NCES district ID: 1806840
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $39,290
• Composite: 22.26/100
• National rank: #8143
• State rank: #260 of 301 in IN

Livability — Mishawaka

• Score: 76/100
• State rank: #53
• US rank: #3586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mishawaka, IN
• County: Saint Joseph County · 189,048 people
• City population: 57,683
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 31,077
• Household income: $58,829
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 685.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 7% English 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -116.74%
• Current HPI: 188.9996
• Rent YoY: ▲ 9.10%
• 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

+74.1% since first listed

13 events — show timeline

• 2026-04-29 Pending — IRMLS
• 2026-04-24 Relisted — IRMLS
• 2026-03-18 Pending — IRMLS
• 2026-02-27 Price Changed $235,000 IRMLS
• 2026-01-20 Listed $247,900 IRMLS
• 2025-09-22 Price Changed $249,900 IRMLS
• 2025-08-04 Price Changed $254,900 IRMLS
• 2025-07-16 Listed $259,900 IRMLS
• 2025-06-10 Sold (MLS) $170,000 IRMLS
• 2025-05-21 Pending — IRMLS
• 2025-05-15 Listed $179,900 IRMLS
• 2019-07-16 Sold (MLS) $135,000 IRMLS
• 2019-06-13 Listed $135,000 IRMLS

Property tax history

+9.1%/yr

Latest (2023): $1,934 · +0.6% YoY. Source: county tax records.