695 S 300 W · Kokomo, IN 46902

$179,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 20 Days on market

Built 1948 0.69 ac lot Est $202k · 11% under

---

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 +13.2/30.0
• ARV discount +12.5/15.0
• Schools +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home located in Western School District. Home has had many updates including newer kitchen, flooring, newer interior doors, updated bath. Roof is 3 yrs od and crawl space is encapsulated. Beautiful tiered backyard with fire pit on nearly 3/4 acre lot. Country living with city amenities. Possible Immediate Possession

Key facts

• Park-like setting
• Updated kitchen
• Over a half acre

Tags

• OVER A HALF ACRE
• WESTERN SCHOOL DISTRICT
• MATURE TREES
• PARK-LIKE SETTING
• UPDATED KITCHEN
• ABUNDANT CABINET SPACE

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family, site-built home; One-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Lot dimensions approximately 169 x 196.75; Lot size about 0.69 acre

Interior

• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-5 ($-56/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (24.9% below list).
• Recommended offer: $135k (24.9% below list) — sets the bar for 1% rule.

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, amenities F, commute F.
• Western School Corporation (rural): math 48% / reading 52% proficiency, ranked #44 of 301 in IN (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Western Primary School (576 students, 42% FRL); Western Middle School (math 43% / reading 54%, grade C-, #56 of 330 statewide, top 18%, 569 students, 36% FRL); Western High School (math 40% / reading 67%, grade C-, #97 of 369 statewide, top 26%, 824 students, 30% FRL).
• 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 $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 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,074 (24.9% 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. Built in 1948 — 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 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?
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: 0.75% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $202,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2790 Bridgestone Cir	0.44mi	2/2.0 (-1)	1,382 (+9%)	7mo	$252,294	$183	49
3107 W Boulevard St	0.61mi	3/1.5	1,314 (+4%)	20mo	$215,000	$164	46
134 St Louis Ct	0.71mi	3/2.0	1,368 (+8%)	13mo	$190,000	$139	38
2403 Burgundy Dr	0.71mi	4/1.5 (+1)	1,368 (+8%)	12mo	$193,000	$141	36
101 St Louis Ct	0.74mi	3/1.5	1,448 (+15%)	14mo	$145,000	$100	28
3382 Weathered Rock Cir	0.61mi	2/2.0 (-1)	1,434 (+13%)	22mo	$230,000	$160	22

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-31,145
• Equity at exit: $26,824

10-year hold

• IRR: -12.0%
• Equity multiple: 0.32×
• Total profit: $-34,304
• Equity at exit: $15,554

Cash invested: $50,372 (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 46902

• Home prices YoY: -20.7%
• Rents YoY: 1.8%
• Active inventory: 232
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$53 /mo · $640/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-5

Break-even live

Break-even rent $1,357

Max offer price $179,077

Occupancy floor 95%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $179,900 Active 20 DOM
2. 2026-06-18
   days on market $179,900 Active 19 DOM
3. 2026-06-17
   days on market $179,900 Active 18 DOM
4. 2026-06-16
   pricedays on market $179,900 Active 17 DOM
5. 2026-06-15
   days on market $184,900 Active 16 DOM
6. 2026-06-14
   days on market $184,900 Active 14 DOM
7. 2026-06-13
   days on market $184,900 Active 13 DOM
8. 2026-06-10
   days on market $184,900 Active 11 DOM
9. 2026-06-09
   days on market $184,900 Active 10 DOM
10. 2026-06-08
    days on market $184,900 Active 9 DOM
11. 2026-06-07
    pricedays on market $184,900 Active 8 DOM
12. 2026-06-02
    days on market $189,900 Active 3 DOM
13. 2026-06-01
    days on market $189,900 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $189,900 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: $640 · $53/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$444/yr (+$37/mo · 69.4%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,209
• − Mortgage interest: −$10,077
• − Property taxes: −$640
• − Insurance: −$900
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$5,233
• Taxable loss: −$3,235
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $721/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: Western School Corporation
• NCES district ID: 1804470
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $62,856
• Composite: 44.0/100
• National rank: #2891
• State rank: #44 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

• 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

+22.6% since first listed

3 events — show timeline

• 2026-05-29 Listed $189,900 IRMLS
• 2022-02-22 Sold (MLS) $150,000 IRMLS
• 2021-10-16 Listed $154,900 IRMLS

Property tax history

+11.5%/yr

Latest (2024): $640 · +17.3% YoY. Source: county tax records.