910 E Jefferson St · Kokomo, IN 46901

$22,000

2 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 14 Days on market

Built 1915 6,882 sqft lot ↓ 37% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Take a look at this 2-bedroom, 1-bathroom home waiting for your personal touch & remodel! This as-is property offers a fantastic opportunity to create your dream space, or rental. It's perfect for those looking to invest or settle down. Don't miss out on this chance to transform a diamond in the rough into your ideal home, or investment property.

Key facts

• 6,882 sq ft lot
• Built 1915
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Cap rate 43.6% 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: Sycamore Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 401 students, 75% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 1 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 $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000

Questions for the listing agent

1. Built in 1915 — 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: 4.89% ✓
• Cap rate: 43.59%
• Cash-on-cash: 133.20%
• DSCR: 6.93
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $108,576
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 E Jefferson St	0.12mi	2/1.0	1,152 (+2%)	7mo	$25,000	$22	85
1145 E Walnut St	0.33mi	2/1.0	1,040 (-8%)	2mo	$72,000	$69	70
612 E Mulberry St	0.25mi	2/2.0	1,073 (-5%)	10mo	$135,000	$126	67
800 E Jefferson St	0.08mi	3/2.0 (+1)	1,280 (+13%)	1mo	$142,000	$111	64
916 E Dixon St	0.44mi	3/1.0 (+1)	1,040 (-8%)	4mo	$125,000	$120	58
1405 N Jay St	0.57mi	2/1.0	1,064 (-6%)	8mo	$81,600	$77	57
900 E Superior St	0.37mi	2/1.0	976 (-14%)	4mo	$27,500	$28	56
821 N Armstrong St	0.74mi	3/1.0 (+1)	1,155 (+2%)	6mo	$133,500	$116	52
412 N Calumet St	0.45mi	3/2.0 (+1)	1,008 (-11%)	0mo	$40,000	$40	51
1134 E Elm St	0.39mi	2/1.5	1,284 (+14%)	8mo	$75,000	$58	51
723 E North St	0.48mi	2/1.0	964 (-15%)	6mo	$105,000	$109	48
1101 N Bell St	0.39mi	3/2.0 (+1)	1,248 (+10%)	10mo	$120,000	$96	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.98×
• Total profit: $36,857
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 13.35×
• Total profit: $76,088
• Equity at exit: $1,902

Cash invested: $6,160 (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: 1.7×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $684

Break-even live

Break-even rent $210

Max offer price $22,000

Occupancy floor 31%

Sensitivity live

Price	-10% $696	-5% $690	+0% $684	+5% $678	+10% $671
Rent	-10% $599	-5% $641	+0% $684	+5% $726	+10% $769
Rate	-1.0pp $695	-0.5pp $689	base $684	+0.5pp $678	+1.0pp $672

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 E Fischer St Kokomo, IN	2.0	1.0	720	$950	$1.32	44d	1	1.39mi

Listing history 7 events

1. 2026-04-28
   status Pending
2. 2026-04-14
   listed $22,000 Active
3. 2025-07-31
   historical
4. 2025-04-07
   status Active
5. 2025-04-07
   price $30,000
6. 2025-03-28
   historical
7. 2025-01-30
   listed $35,000 Active

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $500 · $42/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: $12,911
• − Mortgage interest: −$1,232
• − Property taxes: −$500
• − Insurance: −$110
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$640
• Taxable income: $8,363
• Est. tax owed @ 24.0%: −$2,007
• After-tax cash flow: $6,198/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

-37.1% since first listed

7 events — show timeline

• 2026-04-28 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-14 Listed $22,000 MIBOR as Distributed by MLS Grid
• 2025-07-31 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-04-07 Relisted — MIBOR as Distributed by MLS Grid
• 2025-04-07 Price Changed $30,000 MIBOR as Distributed by MLS Grid
• 2025-03-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-01-30 Listed $35,000 MIBOR as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2024): $500 · +22.0% YoY. Source: county tax records.