1011 E Taylor St · Kokomo, IN 46901

$125,000

2 bd · 2.0 ba · 1,672 sqft · MultiFamily public records · 24 Days on market

Built 1905 5,663 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity knocks! Great investment property or live in one side and rent the other to pay the mortgage! Currently the 1 bedroom unit #1 is rented. Unit #2 is a 3 bedroom unit and is vacant.

Key facts

• 5,663 sq ft lot
• Built 1905
• Listed 24 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Single-story
• Construction: Vinyl siding
• Exterior features: Level lot; Lot dimensions approximately 50 x 111

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 4 main-level bathrooms
• Heating & cooling: Central air; Forced air heating
• Interior features: Microwave, Range, Refrigerator; Partial basement; Carpet and vinyl flooring; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×3bd/1ba units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $883 ($11k/yr) — positive. Per door: $442/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 5.1% 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: Sycamore Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 401 students, 75% 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 63% FRL track the district average.
• 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).
• This rent runs 42% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.68% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $76,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 N Main St	0.62mi	2/2.0	1,646 (-2%)	2mo	$75,000	$46	66

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: 21.6%
• Equity multiple: 1.85×
• Total profit: $29,822
• Equity at exit: $18,638

10-year hold

• IRR: 27.8%
• Equity multiple: 3.13×
• Total profit: $74,541
• Equity at exit: $10,808

Cash invested: $35,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $883

Break-even live

Break-even rent $980

Max offer price $125,000

Occupancy floor 53%

Sensitivity live

Price	-10% $954	-5% $919	+0% $883	+5% $848	+10% $812
Rent	-10% $717	-5% $800	+0% $883	+5% $966	+10% $1,049
Rate	-1.0pp $946	-0.5pp $915	base $883	+0.5pp $851	+1.0pp $818

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$913
1× unit	3	1	$1,185
Total (2 units)			$2,098

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   status $125,000 Pending 24 DOM
2. 2026-06-10
   days on market $125,000 Active 24 DOM
3. 2026-06-09
   days on market $125,000 Active 23 DOM
4. 2026-06-08
   days on market $125,000 Active 22 DOM
5. 2026-06-07
   days on market $125,000 Active 21 DOM
6. 2026-06-02
   days on market $125,000 Active 16 DOM
7. 2026-06-01
   days on market $125,000 Active 15 DOM
8. 2026-05-31
   days on market $125,000 Active 14 DOM
9. 2026-05-30
   days on market $125,000 Active 13 DOM
10. 2026-05-17
    listed $135,000 Active
11. 2023-07-12
    soldstatus $85,000 Closed 191-char remark

    Show marketing remark (191 chars)

    Opportunity knocks! Great investment property or live in one side and rent the other to pay the mortgage! Currently the 1 bedroom unit #1 is rented. Unit #2 is a 3 bedroom unit and is vacant.

12. 2023-05-30
    historical Active Under Contract 191-char remark

    Show marketing remark (191 chars)

    Opportunity knocks! Great investment property or live in one side and rent the other to pay the mortgage! Currently the 1 bedroom unit #1 is rented. Unit #2 is a 3 bedroom unit and is vacant.

13. 2023-05-22
    listed $90,000 Active 191-char remark

    Show marketing remark (191 chars)

    Opportunity knocks! Great investment property or live in one side and rent the other to pay the mortgage! Currently the 1 bedroom unit #1 is rented. Unit #2 is a 3 bedroom unit and is vacant.

14. 2022-04-15
    soldstatus $74,900
15. 2022-03-25
    listed $74,900
16. 2021-12-09
    listed $84,900
17. 2016-03-30
    listed $29,700
18. 2016-03-29
    soldstatus $24,000
19. 2015-08-13
    listed $29,700

ⓘ 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: $800 · $67/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$131/yr (+$11/mo · 16.4%)

ⓘ 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 ≥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: $25,176
• − Mortgage interest: −$7,002
• − Property taxes: −$800
• − Insurance: −$625
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$3,636
• Taxable income: $9,085
• Est. tax owed @ 24.0%: −$2,180
• After-tax cash flow: $8,418/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

+354.5% since first listed

10 events — show timeline

• 2026-05-17 Listed $135,000 IRMLS
• 2023-07-12 Sold (MLS) $85,000 IRMLS
• 2023-05-30 Contingent — IRMLS
• 2023-05-22 Listed $90,000 IRMLS
• 2022-04-15 Sold (MLS) $74,900 IRMLS
• 2022-03-25 Listed $74,900 IRMLS
• 2021-12-09 Listed $84,900 IRMLS
• 2016-03-30 Listed $29,700 IRMLS
• 2016-03-29 Sold (MLS) $24,000 IRMLS
• 2015-08-13 Listed $29,700 IRMLS

Property tax history

+4.8%/yr

Latest (2024): $800 · +20.5% YoY. Source: county tax records.