4313 W 100 N · Kokomo, IN 46901

$169,900

3 bd · 1.0 ba · 1,374 sqft · SingleFamily public records · 6 Days on market

Built 1950 0.63 ac lot Est $240k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled 1374 Sq. Ft. , 1.5 story home on a large. 63 acre lot surrounded by trees in Northwestern School district. Home offers 4 Bedrooms and 1 full bath. Beautiful laminate floors, tiled kitchen floors. Upstairs 4th Bedroom could be either a bedroom or a playroom. Roof new in 2019, well pump new in 2020. Home is located one driveway past Four Mile Hill S/D. Property to the west with garage is not included in sale.

Key facts

• New well pump
• Open-concept kitchen
• Side yard

Tags

• OPEN-CONCEPT KITCHEN
• FENCED BACKYARD
• SIDE YARD
• NEW ROOF
• NEW WELL PUMP

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: Attached garage; 2 garage spaces; Garage door opener; Off-street parking; Gravel driveway
• Utilities: Private water source; Septic tank
• Home design: Single-family residence (site-built); One-story
• Construction: Vinyl siding; Asphalt roof; Built as site-built home
• Exterior features: Chain link fencing; Level, landscaped lot; Lot dimensions approximately 125 x 220

Interior

• Kitchen: Microwave; Refrigerator; Electric range
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Open floorplan; Laminate counters; Water softener (owned); Crawl space
• Laundry & utility: Laundry on main level; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $26 ($312/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (21.9% below list).
• Recommended offer: $133k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Kokomo — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Northwestern School Corporation (rural): math 50% / reading 53% proficiency, ranked #35 of 301 in IN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Northwestern Elementary School (math 50% / reading 50%, grade D+, #275 of 994 statewide, top 28%, 677 students, 28% FRL); Northwestern Middle School (math 51% / reading 51%, grade C, #40 of 330 statewide, top 12%, 285 students, 30% FRL); Northwestern Senior High School (math 52% / reading 82%, grade B, #24 of 369 statewide, top 7%, 580 students, 24% FRL).
• Market conditions: Rents soft (-1.5%/yr); 246 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $147k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,616 (21.9% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $240,450
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
942 N 400 W	0.34mi	3/2.0	1,474 (+7%)	23mo	$260,000	$176	49
4504 Parkwood Dr	0.72mi	3/2.0	1,488 (+8%)	8mo	$250,000	$168	42
3839 W 100 N	0.48mi	3/1.0	1,530 (+11%)	22mo	$343,450	$224	40
904 Pinoak Dr	0.71mi	4/2.0 (+1)	1,488 (+8%)	11mo	$259,900	$175	35
4408 Rosewood Dr	0.73mi	4/2.0 (+1)	1,568 (+14%)	5mo	$259,900	$166	29

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-29,834
• Equity at exit: $25,333

10-year hold

• IRR: -16.9%
• Equity multiple: 0.18×
• Total profit: $-39,164
• Equity at exit: $14,690

Cash invested: $47,572 (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: 246
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $26

Break-even live

Break-even rent $1,293

Max offer price $169,900

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $74	+0% $26	+5% $-22	+10% $-70
Rent	-10% $-79	-5% $-26	+0% $26	+5% $78	+10% $131
Rate	-1.0pp $112	-0.5pp $69	base $26	+0.5pp $-18	+1.0pp $-63

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $169,900 Active 6 DOM
2. 2026-06-19
   pricedays on market $169,900 Active 4 DOM
3. 2026-06-18
   days on market $179,000 Active 3 DOM
4. 2026-06-17
   days on market $179,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $179,000 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: $719 · $60/mo
• Projected year-2 tax: $1,081 · $90/mo
• Expected delta: +$363/yr (+$30/mo · 50.5%)

ⓘ 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 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: $15,914
• − Mortgage interest: −$9,517
• − Property taxes: −$719
• − Insurance: −$850
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$4,943
• Taxable loss: −$2,660
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $951/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: Northwestern School Corporation
• NCES district ID: 1802040
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,602
• Composite: 45.8/100
• National rank: #2559
• State rank: #35 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): 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

+110.6% since first listed

5 events — show timeline

• 2026-06-15 Listed $179,000 IRMLS
• 2020-07-24 Sold (MLS) $147,000 IRMLS
• 2020-06-22 Listed $145,000 IRMLS
• 2014-11-12 Listed $85,000 IRMLS
• 2014-11-12 Sold (MLS) $85,000 IRMLS

Property tax history

-3.6%/yr

Latest (2024): $719 · +13.8% YoY. Source: county tax records.