1813 Kendall St · South Bend, IN 46613

$78,000

4 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 30 Days on market

Built 1911 4,792 sqft lot $49/sqft · 34% below area Est $118k · 34% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has four bedrooms and 1 and one half baths. Two bedrooms are on each floor, for maximum convenience. The kitchen is very spacious with many cabinets for all your cooking needs. Lovely rear yard along with the one car garage. This home could use a little TLC. Don't miss this one.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1911

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 4.4% in South Bend — 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 64/100 on livability (#365 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, employment D, schools F.
• South Bend Community School Corporation (urban): math 12% / reading 21% proficiency, ranked #284 of 301 in IN (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 77 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).
• This rent runs 41% of the median local income ($43k/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 $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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 F 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. 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.
6. 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.
7. 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: 1.85% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.05%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $118,472
• List price: $78,000
• Delta: -34.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 Kendall St	0.00mi	4/1.5	1,584 (0%)	1mo	$70,000	$44	99
1819 S Scott St	0.06mi	5/1.0 (+1)	1,536 (-3%)	3mo	$131,000	$85	82
1605 Kemble Ave	0.25mi	3/2.0 (-1)	1,576 (-0%)	11mo	$150,000	$95	71
1805 S Douglas St	0.26mi	4/2.0	1,427 (-10%)	1mo	$175,000	$123	68
2126 Chapin St	0.24mi	4/1.0	1,440 (-9%)	9mo	$55,000	$38	64
1614 Kendall St	0.16mi	3/1.0 (-1)	1,456 (-8%)	12mo	$128,000	$88	62
1623 S Scott St	0.15mi	4/1.5	1,348 (-15%)	10mo	$166,000	$123	60
1814 S Douglas St	0.23mi	5/2.0 (+1)	1,404 (-11%)	11mo	$145,000	$103	54
1621 Magnolia St	0.66mi	5/2.0 (+1)	1,674 (+6%)	2mo	$175,000	$105	51
201 E Bowman St	0.65mi	3/2.0 (-1)	1,456 (-8%)	0mo	$51,000	$35	49
1317 W Indiana Ave Ave	0.50mi	3/2.0 (-1)	1,388 (-12%)	6mo	$135,000	$97	44
120 E Fox St	0.65mi	4/2.0	1,788 (+13%)	9mo	$172,500	$96	39

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 2.30×
• Total profit: $28,423
• Equity at exit: $11,630

10-year hold

• IRR: 38.4%
• Equity multiple: 4.77×
• Total profit: $82,265
• Equity at exit: $6,744

Cash invested: $21,840 (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 46613

• Home prices YoY: -7.2%
• Rents YoY: 4.1%
• Active inventory: 77
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$409
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $620

Break-even live

Break-even rent $660

Max offer price $78,000

Occupancy floor 52%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2002 Catalpa Ave South Bend, IN	3.0	1.0	1424	$1,250	$0.88	20d	1	0.17mi
114 Altgeld St South Bend, IN	3.0	2.0	1680	$1,399	$0.83	43d	1	0.68mi
317 E Indiana Ave South Bend, IN	3.0	1.0	1344	$1,200	$0.89	20d	1	0.79mi
1317 Poland St South Bend, IN	3.0	1.0	1100	$1,300	$1.18	20d	1	1.01mi
525 E Eckman St South Bend, IN	3.0	1.0	1400	$1,500	$1.07	43d	1	1.04mi
405 E Woodside St South Bend, IN	3.0	1.0	1440	$1,425	$0.99	20d	1	1.06mi
821 E Fairview Ave South Bend, IN	3.0	1.0	1248	$1,399	$1.12	43d	1	1.21mi
909 E Fairview Ave South Bend, IN	3.0	1.0	1128	$1,450	$1.29	43d	1	1.25mi
3406 Whitcomb Ave South Bend, IN	4.0	3.0	1665	$7,887	$4.74	43d	1	1.25mi
1912 Miami St Unit 1912 South Bend, IN	3.0	1.5	1300	$1,400	$1.08	43d	1	1.31mi
221 S Taylor St South Bend, IN	3.0	2.0	1178	$2,599	$2.21	13d	1	1.32mi
1126 E Broadway St South Bend, IN	4.0	2.0	1492	$1,365	$0.91	20d	1	1.40mi
1149 E Indiana Ave South Bend, IN	4.0	2.0	1344	$1,200	$0.89	13d	1	1.42mi

Listing history 2 events

1. 2026-05-11
   status Pending 289-char remark

   Show marketing remark (289 chars)

   This home has four bedrooms and 1 and one half baths. Two bedrooms are on each floor, for maximum convenience. The kitchen is very spacious with many cabinets for all your cooking needs. Lovely rear yard along with the one car garage. This home could use a little TLC. Don't miss this one.

2. 2026-04-11
   listed $78,000 Active 289-char remark

   Show marketing remark (289 chars)

   This home has four bedrooms and 1 and one half baths. Two bedrooms are on each floor, for maximum convenience. The kitchen is very spacious with many cabinets for all your cooking needs. Lovely rear yard along with the one car garage. This home could use a little TLC. Don't miss this one.

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $956 · $80/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 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,329
• − Mortgage interest: −$4,369
• − Property taxes: −$956
• − Insurance: −$390
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$2,269
• Taxable income: $6,572
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $5,858/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: South Bend Community School Corporation
• NCES district ID: 1810290
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $41,935
• Composite: 14.21/100
• National rank: #9452
• State rank: #284 of 301 in IN

Livability — South Bend

• Score: 64/100
• State rank: #365
• US rank: #13730

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Bend, IN
• County: Saint Joseph County · 189,048 people
• City population: 99,767
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 12,279
• Household income: $42,537
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 545.0

Population outlook (St. Joseph County) Hauer SSP2

• Today (2025): 273,186 people
• By 2030: 273,594 · +0.1%
• By 2040: 271,641 · -0.6%
• By 2050: 269,187 · -1.5%
• By 2075: 263,136 · -3.7%
• By 2100: 245,659 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 41% Hispanic / Latino 24% Black 23% Two or more races 22% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 1%

Political lean MEDSL · St. Joseph

• 2024 margin: Toss-up / Even · D 50.0% · R 48.5% · Other 1.5%
• 2008→2024 swing: -15.6pp toward R · 2008: 17.1pp · 2024: 1.5pp
• All cycles: 2024: D+1.5 2020: D+5.8 2016: D+0.2 2012: D+3.5 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.88%
• Current HPI: 270.0303
• Rent YoY: ▲ 4.08%
• Metro: South Bend-Mishawaka, IN-MI
• 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

2 events — show timeline

• 2026-05-11 Pending — IRMLS
• 2026-04-11 Listed $78,000 IRMLS

Property tax history

-3.3%/yr

Latest (2023): $956 · -0.7% YoY. Source: county tax records.