1624 N Webster St · Kokomo, IN 46901

$85,000

2 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 97 Days on market

Built 1890 7,470 sqft lot Est $132k · 36% under

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Why this score? — see what drove the C+ 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Great addition to your portfolio or live in one and use the other for additional income! One property, two homes. The front home is a two bedroom, one bath house with two living areas, enclosed front porch, and attached garage offering 1,095 sq ft, currently renting for $1,000 per month with lease ending 10/28/26. There is a nonworking fireplace in the family room. The back home is a studio with an unfinished basement and 440 finished sq ft, currently renting for $650 per month with lease ending 3/4/27. Shared meters, owner pays utilities (see attached). Tenant rights apply. 24-hour notice required for all showings. Purchase price already reflects condition and/or room for repairs. To be so

Key facts

• 7,470 sq ft lot
• 3 parking spots
• Built 1890

Property features AI

Finance

• Other: Pets are allowed; Lot dimensions approximately 45 x 166
• Financial info: Tax information available

Exterior

• Parking: 3 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story residence; Vinyl siding; Residential Income property; Entry facing not specified
• Construction: Vinyl siding construction; Basement present (full and crawl space)
• Exterior features: Front porch

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range and refrigerator included; Carpet and vinyl flooring; Basement (full and crawl space)

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$132,495) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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, amenities F, commute 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.
• Zoned schools: Pettit Park School (math 22% / reading 22%, grade F, #790 of 994 statewide, top 81%, 241 students, 86% FRL); Central Middle School (math 23% / reading 38%, grade F, #203 of 330 statewide, top 63%, 458 students, 57% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $588 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.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 11y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.17% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $132,495
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 N Indiana Ave	0.22mi	3/1.0 (+1)	1,124 (+3%)	4mo	$95,000	$85	77
1214 N Burke St	0.61mi	3/1.0 (+1)	1,100 (+0%)	2mo	$145,000	$132	64
2114 N Buckeye St	0.36mi	2/1.0	960 (-12%)	0mo	$110,000	$115	62
1000 W Havens St	0.58mi	3/1.0 (+1)	1,008 (-8%)	5mo	$135,000	$134	50
1504 W Tate St	0.70mi	3/1.0 (+1)	1,025 (-6%)	3mo	$110,000	$107	50
1421 W Tate St	0.67mi	3/1.0 (+1)	1,025 (-6%)	5mo	$109,000	$106	49
311 E Broadway St	0.53mi	2/2.0	952 (-13%)	1mo	$115,000	$121	49
2327 N Bell St	0.74mi	3/1.0 (+1)	1,144 (+4%)	5mo	$100,000	$87	48
1120 W Madison St	0.74mi	2/1.0	988 (-10%)	2mo	$10,000	$10	47
1022 N Burke St	0.70mi	3/1.0 (+1)	1,008 (-8%)	4mo	$154,900	$154	46
710 E Morgan St	0.71mi	3/2.0 (+1)	1,180 (+8%)	5mo	$150,000	$127	41
2410 N Apperson Way	0.74mi	3/2.0 (+1)	1,200 (+10%)	4mo	$169,900	$142	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.78×
• Total profit: $-5,342
• Equity at exit: $12,674

10-year hold

• IRR: -0.9%
• Equity multiple: 0.95×
• Total profit: $-1,221
• Equity at exit: $7,349

Cash invested: $23,800 (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 46901

• Home prices YoY: -24.4%
• Rents YoY: -1.5%
• Active inventory: 242
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $178

Break-even live

Break-even rent $768

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 E Fischer St Kokomo, IN	2.0	1.0	720	$950	$1.32	43d	1	1.09mi
2864 Amberwood Pl Kokomo, IN	1.0–2.0	1.0	836	$1,069	$1.28	43d	4	1.11mi

Listing history 44 events

1. 2026-06-19
   days on market $85,000 Active 97 DOM
2. 2026-06-18
   days on market $85,000 Active 96 DOM
3. 2026-06-17
   days on market $85,000 Active 95 DOM
4. 2026-06-16
   days on market $85,000 Active 94 DOM
5. 2026-06-15
   days on market $85,000 Active 93 DOM
6. 2026-06-14
   days on market $85,000 Active 91 DOM
7. 2026-06-13
   days on market $85,000 Active 90 DOM
8. 2026-06-10
   days on market $85,000 Active 88 DOM
9. 2026-06-09
   days on market $85,000 Active 87 DOM
10. 2026-06-08
    days on market $85,000 Active 86 DOM
11. 2026-06-07
    days on market $85,000 Active 85 DOM
12. 2026-06-02
    days on market $85,000 Active 80 DOM
13. 2026-06-01
    days on market $85,000 Active 79 DOM
14. 2026-05-31
    days on market $85,000 Active 78 DOM
15. 2026-05-30
    days on market $85,000 Active 77 DOM
16. 2026-05-08
    status Active
17. 2026-05-08
    price $85,000
18. 2026-04-10
    historical Active Under Contract
19. 2026-03-12
    listed $110,000 Active
20. 2026-02-20
    price $115,000
21. 2026-02-18
    price $115,000
22. 2026-01-21
    price $120,000
23. 2025-11-06
    price $125,000
24. 2025-10-01
    price $132,000
25. 2025-10-01
    price $132,000
26. 2025-09-08
    price $140,000
27. 2025-09-05
    listed $150,000 Active
28. 2025-09-05
    listed $140,000 Active
29. 2024-10-01
    listed $150,000 Active
30. 2024-09-11
    listed $150,000 Active
31. 2024-03-20
    listed $140,000 Active
32. 2023-03-23
    status Pending
33. 2022-12-01
    status Pending
34. 2022-06-25
    price $850
35. 2022-05-19
    soldstatus $79,900
36. 2022-05-19
    soldstatus $79,900 Closed
37. 2022-05-19
    soldstatus $79,900 Closed
38. 2022-03-28
    listed $79,900
39. 2022-03-28
    listed $79,900
40. 2017-10-12
    soldstatus $52,000
41. 2017-09-12
    listed $52,900
42. 2016-07-22
    soldstatus $43,000
43. 2016-01-14
    listed $49,900
44. 2015-06-16
    listed $49,900

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $1,510 · $126/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 3/10 Moderate 7 d/yr ≥101°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: $11,919
• − Mortgage interest: −$4,761
• − Property taxes: −$1,510
• − Insurance: −$425
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,473
• Taxable income: $843
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $1,930/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): 38,082
• Household income: $60,495
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1116.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 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: ▼ -78.40%
• Current HPI: 242.2565
• Rent YoY: ▼ -1.47%
• 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

+70.3% since first listed

29 events — show timeline

• 2026-05-08 Relisted — IRMLS
• 2026-05-08 Price Changed $85,000 IRMLS
• 2026-04-10 Contingent — IRMLS
• 2026-03-12 Listed $110,000 IRMLS
• 2026-02-20 Price Changed $115,000 IRMLS
• 2026-02-18 Price Changed $115,000 IRMLS
• 2026-01-21 Price Changed $120,000 IRMLS
• 2025-11-06 Price Changed $125,000 IRMLS
• 2025-10-01 Price Changed $132,000 IRMLS
• 2025-10-01 Price Changed $132,000 IRMLS
• 2025-09-08 Price Changed $140,000 IRMLS
• 2025-09-05 Listed $150,000 IRMLS
• 2025-09-05 Listed $140,000 IRMLS
• 2024-10-01 Listed $150,000 IRMLS
• 2024-09-11 Listed $150,000 IRMLS
• 2024-03-20 Listed $140,000 IRMLS
• 2023-03-23 Pending — IRMLS
• 2022-12-01 Pending — IRMLS
• 2022-06-25 Price Changed $850 RENT.
• 2022-05-19 Sold (MLS) $79,900 IRMLS
• 2022-05-19 Sold (MLS) $79,900 IRMLS
• 2022-05-19 Sold (MLS) $79,900 IRMLS
• 2022-03-28 Listed $79,900 IRMLS
• 2022-03-28 Listed $79,900 IRMLS
• 2017-10-12 Sold (MLS) $52,000 IRMLS
• 2017-09-12 Listed $52,900 IRMLS
• 2016-07-22 Sold (MLS) $43,000 IRMLS
• 2016-01-14 Listed $49,900 IRMLS
• 2015-06-16 Listed $49,900 IRMLS

Property tax history

+17.2%/yr

Latest (2024): $1,510 · +4.6% YoY. Source: county tax records.