4027 Woodvale Dr · South Bend, IN 46614

$99,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 9 Days on market

Built 1954 9,148 sqft lot Est $166k · 40% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert! Check out this low cost home with tons of upside potential. With some updates this could make a great flip, home to live in, or rental to add to your portfolio. House has a great floorplan with 3 nice sized bedrooms, large kitchen, main floor laundry, and bathroom. You will love the oversized 1 car garage with space for vehicle and storage/equipment. Nice large private backyard. Please note: Highest and best offers will be reviewed by 5 PM on Thursday, 6/11/26. The seller is accepting cash-only, AS-IS offers from buyers prepared to close quickly. The seller has never lived in the home and provides limited information—buyers and their agents are responsible for verifyin

Key facts

• Private backyard
• Main floor laundry
• Large kitchen

Tags

• LARGE KITCHEN
• MAIN FLOOR LAUNDRY
• OVERSIZED GARAGE
• PRIVATE BACKYARD

Property features AI

Finance

• Other: Tax amount listed separately (not included per instructions)
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: Detached 1-car garage
• Security: Security features not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residential, site-built home; Single-story
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Shingle roof; Lot approximately 60 x 137 (0.21 acre); Subdivision: Broadmoor; Zoned SN1 Suburban Neighborhood

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: 11 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.4% 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: Marshall Traditional School (math 27% / reading 27%, grade F, #737 of 994 statewide, top 76%, 397 students, 59% FRL); Jackson Middle School (math 3% / reading 8%, grade F, #326 of 330 statewide, top 99%, 528 students, 82% FRL); Riley High School (math 19% / reading 46%, grade F, #293 of 369 statewide, top 80%, 992 students, 67% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 190 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 1.30% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.59%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4108 Woodvale Dr	0.05mi	3/1.0	988 (0%)	1mo	$170,000	$172	97
4120 Woodvale Dr	0.07mi	3/1.0	988 (0%)	7mo	$158,000	$160	91
4106 Brookton Dr	0.06mi	3/1.0	1,014 (+3%)	9mo	$178,000	$176	86
4039 Coral Dr	0.25mi	3/1.0	1,008 (+2%)	8mo	$175,000	$174	78
1010 Lancaster Dr	0.51mi	3/1.0	1,008 (+2%)	0mo	$139,000	$138	72
1349 Catherwood Dr	0.18mi	3/1.0	1,114 (+13%)	9mo	$175,000	$157	63
912 Ridgedale Rd	0.64mi	3/1.0	1,000 (+1%)	7mo	$171,000	$171	62
1022 Amhurst Ave	0.41mi	3/1.0	864 (-13%)	6mo	$135,000	$156	55
1031 Chippewa Ave	0.48mi	3/1.0	864 (-13%)	4mo	$164,000	$190	54
1001 Lancaster Dr	0.54mi	3/1.0	1,116 (+13%)	1mo	$188,000	$168	52
803 Dover Dr	0.65mi	3/1.0	864 (-13%)	1mo	$144,000	$167	48
3515 Woldhaven Dr	0.61mi	3/1.0	864 (-13%)	3mo	$138,000	$160	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.20×
• Total profit: $5,491
• Equity at exit: $14,895

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $32,747
• Equity at exit: $8,638

Cash invested: $27,972 (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 46614

• Home prices YoY: -32.0%
• Active inventory: 190
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $340

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 69%

Sensitivity live

Price	-10% $397	-5% $368	+0% $340	+5% $312	+10% $284
Rent	-10% $237	-5% $289	+0% $340	+5% $391	+10% $443
Rate	-1.0pp $390	-0.5pp $366	base $340	+0.5pp $314	+1.0pp $288

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1471 E Ireland Rd South Bend, IN	3.0	2.0	1073	$1,350	$1.26	45d	1	0.37mi
922 Ridgedale Rd South Bend, IN	2.0	1.0	864	$1,200	$1.39	15d	1	0.61mi
2032 Southern Vw Unit 1a South Bend, IN	2.0	1.0	1000	$1,200	$1.20	15d	1	0.65mi
4245 Irish Hills Dr South Bend, IN	1.0–2.0	1.0–1.5	739	$1,436	$1.94	15d	77	1.01mi
4005 Addison St South Bend, IN	3.0	1.0	900	$1,250	$1.39	45d	1	1.02mi
1213 E Donald St South Bend, IN	2.0	1.0	648	$1,050	$1.62	22d	1	1.32mi
2114 High St South Bend, IN	3.0	1.0	949	$1,300	$1.37	45d	1	1.36mi
237 E Victoria St South Bend, IN	3.0	1.0	840	$995	$1.18	45d	1	1.38mi
1701 E Donald St South Bend, IN	2.0	1.0	720	$1,075	$1.49	45d	1	1.38mi
214 Altgeld St South Bend, IN	2.0	1.0	950	$1,200	$1.26	22d	1	1.43mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $99,900 Pending 9 DOM
2. 2026-06-10
   days on market $99,900 Active 8 DOM
3. 2026-06-09
   days on market $99,900 Active 7 DOM
4. 2026-06-08
   days on market $99,900 Active 6 DOM
5. 2026-06-07
   days on market $99,900 Active 5 DOM
6. 2026-06-03
   remarks 693-char remark
7. 2026-06-03
   listed $99,900 Active 1 DOM

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 ≥98°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: $15,612
• − Mortgage interest: −$5,596
• − Property taxes: −$1,466
• − Insurance: −$500
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,906
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,446/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): 29,602
• Household income: $74,153
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 496.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 8% Italian 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 92% English-only · Spanish 4%

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: ▼ -100.12%
• Current HPI: 212.2634
• Rent YoY: —
• 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

+99.8% since first listed

2 events — show timeline

• 2026-06-02 Listed $99,900 IRMLS
• 2026-04-30 Sold (Public Records) $50,000 Public Records

Property tax history

+6.2%/yr

Latest (2024): $1,466 · +4.9% YoY. Source: county tax records.