1333 S Main St · Kokomo, IN 46902

$89,900

4 bd · 1.0 ba · 1,516 sqft · SingleFamily public records · 19 Days on market

Built 1895 7,405 sqft lot Est $164k · 45% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom home on corner lot with nice size yard. This fixer upper could be a beautiful home with some tcl. Motivated seller says bring your offer!

Key facts

• 7,405 sq ft lot
• Built 1895
• Listed 18 days

Property features AI

Exterior

• Utilities: Public water; Municipal sewer; Solid waste service available
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Crawl-space foundation
• Exterior features: Lot under 1/4 acre (0.17 acre)

Interior

• Kitchen: Kitchen (12 x 11); Refrigerator
• Bedrooms: Three bedrooms total — two on the main level and one upper-level bedroom (11 x 11)
• Bathrooms: One full bath and one half bath
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Living room (13 x 20); Additional main-level room (13 x 13)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% 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, 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 rising (+1.8%/yr); 232 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 $622 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $90k implies a 499% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1895 — 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. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.79%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $163,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1335 S Buckeye St	0.07mi	3/3.0 (-1)	1,454 (-4%)	1mo	$173,000	$119	76
1608 S Armstrong St	0.29mi	3/1.0 (-1)	1,568 (+3%)	5mo	$110,000	$70	72
1520 S Courtland Ave	0.36mi	3/1.0 (-1)	1,438 (-5%)	2mo	$155,000	$108	68
1110 S Courtland St	0.40mi	3/1.5 (-1)	1,458 (-4%)	1mo	$170,000	$117	67
1424 S Courtland Ave	0.33mi	4/1.0	1,656 (+9%)	4mo	$105,000	$63	66
1800 S Main St	0.36mi	3/1.0 (-1)	1,330 (-12%)	2mo	$163,500	$123	56
1931 S Bell St	0.58mi	3/2.0 (-1)	1,414 (-7%)	0mo	$235,000	$166	52
1101 S Locke St	0.54mi	3/1.5 (-1)	1,356 (-11%)	3mo	$122,500	$90	47
634 S Union St	0.65mi	3/1.5 (-1)	1,350 (-11%)	2mo	$75,000	$56	43
739 S Jay St	0.68mi	3/1.5 (-1)	1,708 (+13%)	0mo	$67,000	$39	40
803 S Webster St	0.61mi	3/2.0 (-1)	1,296 (-14%)	1mo	$57,000	$44	37
724 S Apperson Way	0.62mi	3/2.0 (-1)	1,300 (-14%)	4mo	$179,900	$138	35

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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.88×
• Total profit: $22,114
• Equity at exit: $13,404

10-year hold

• IRR: 29.1%
• Equity multiple: 3.45×
• Total profit: $61,630
• Equity at exit: $7,773

Cash invested: $25,172 (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 46902

• Home prices YoY: -20.7%
• Rents YoY: 1.8%
• Active inventory: 232
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $604

Break-even live

Break-even rent $729

Max offer price $89,900

Occupancy floor 55%

Sensitivity live

Price	-10% $655	-5% $629	+0% $604	+5% $579	+10% $553
Rent	-10% $486	-5% $545	+0% $604	+5% $663	+10% $722
Rate	-1.0pp $649	-0.5pp $627	base $604	+0.5pp $581	+1.0pp $557

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $89,900 Active 19 DOM
2. 2026-06-18
   price $89,900 Active 18 DOM
3. 2026-06-18
   days on market $94,900 Active 18 DOM
4. 2026-06-17
   days on market $94,900 Active 17 DOM
5. 2026-06-16
   days on market $94,900 Active 16 DOM
6. 2026-06-15
   days on market $94,900 Active 15 DOM
7. 2026-06-14
   days on market $94,900 Active 13 DOM
8. 2026-06-13
   statusdays on market $94,900 Active 12 DOM
9. 2026-06-08
   status $94,900 Pending 11 DOM
10. 2026-06-07
    days on market $94,900 Active 11 DOM
11. 2026-06-02
    days on market $94,900 Active 6 DOM
12. 2026-06-01
    days on market $94,900 Active 5 DOM
13. 2026-05-31
    days on market $94,900 Active 4 DOM
14. 2026-05-30
    days on market $94,900 Active 3 DOM
15. 2026-05-27
    listed $94,900 Active
16. 2018-08-24
    soldstatus $15,000
17. 2017-11-10
    soldstatus $12,750 147-char remark

    Show marketing remark (147 chars)

    3 bedroom home on corner lot with nice size yard. This fixer upper could be a beautiful home with some tcl. Motivated seller says bring your offer!

18. 2017-07-12
    listed $29,900 147-char remark

    Show marketing remark (147 chars)

    3 bedroom home on corner lot with nice size yard. This fixer upper could be a beautiful home with some tcl. Motivated seller says bring your offer!

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $808 · $67/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $17,928
• − Mortgage interest: −$5,036
• − Property taxes: −$808
• − Insurance: −$450
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,615
• Taxable income: $6,151
• Est. tax owed @ 24.0%: −$1,476
• After-tax cash flow: $5,772/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): 37,017
• Household income: $62,126
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1262.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 96% English-only · Vietnamese 1% Other Asian/Pacific 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: ▼ -61.76%
• Current HPI: 236.8237
• Rent YoY: ▲ 1.80%
• 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

+217.4% since first listed

4 events — show timeline

• 2026-05-27 Listed $94,900 MIBOR as Distributed by MLS Grid
• 2018-08-24 Sold (Public Records) $15,000 Public Records
• 2017-11-10 Sold (MLS) $12,750 IRMLS
• 2017-07-12 Listed $29,900 IRMLS

Property tax history

+13.6%/yr

Latest (2024): $808 · +122.6% YoY. Source: county tax records.