1110 E Vaille Ave · Kokomo, IN 46901

$115,000

2 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 37 Days on market

Built 1899 3,746 sqft lot Est $117k · at est.

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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 +23.7/30.0
• ARV discount +8.3/15.0
• DSCR +7.6/10.0
• 1% rule +5.2/10.0
• 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

Newly renovated home with major updates throughout! Features include a new roof (2023), new water heater (2024), updated furnace, new flooring, and modern light fixtures. The kitchen and bathroom have been beautifully updated, offering a fresh and stylish feel. Spacious upstairs bedroom provides plenty of room and comfort. Convenient off-alley parking located behind the home. Motivated seller! Property can be sold vacant or seller may place a tenant prior to closing for investors seeking a turnkey rental opportunity.

Key facts

• New flooring
• New water heater
• Updated kitchen

Tags

• NEW ROOF
• NEW WATER HEATER
• UPDATED FURNACE
• NEW FLOORING
• MODERN LIGHT FIXTURES
• UPDATED KITCHEN

Property features AI

Finance

• Other: Property listed with Keller Williams Lafayette

Exterior

• Parking: Off-street parking (rear access from alley)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Level lot; Lot dimensions approximately 39 x 96

Interior

• Kitchen: Refrigerator; Electric oven; Electric range
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Electric oven; Electric range; Gas water heater; Water heater
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Elwood Haynes Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 611 students, 88% FRL); Maple Crest Middle School (math 10% / reading 16%, grade F, #304 of 330 statewide, top 94%, 372 students, 77% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% 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 $795 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 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago 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 1899 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.02% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $117,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 E Markland Ave	0.38mi	2/2.0	1,504 (-2%)	5mo	$140,000	$93	70
804 E Sycamore St	0.45mi	3/1.5 (+1)	1,516 (-2%)	1mo	$203,000	$134	69
700 S Locke St	0.15mi	3/2.0 (+1)	1,680 (+9%)	3mo	$87,000	$52	66
739 S Jay St	0.27mi	3/1.5 (+1)	1,708 (+11%)	0mo	$67,000	$39	62
1301 S Cooper St	0.73mi	2/1.0	1,570 (+2%)	9mo	$120,000	$76	55
807 S Bell St	0.40mi	3/1.0 (+1)	1,680 (+9%)	9mo	$77,000	$46	53
703 S Apperson Way	0.42mi	2/2.0	1,328 (-14%)	1mo	$115,000	$87	53
1101 S Locke St	0.45mi	3/1.5 (+1)	1,356 (-12%)	3mo	$122,500	$90	49
910 E Jefferson St	0.72mi	2/1.0	1,697 (+10%)	0mo	$19,000	$11	49
634 S Union St	0.54mi	3/1.5 (+1)	1,350 (-12%)	2mo	$75,000	$56	46
932 E Mulberry St	0.54mi	3/2.0 (+1)	1,728 (+12%)	1mo	$42,000	$24	45
416 N Calumet St	0.73mi	3/2.0 (+1)	1,340 (-13%)	7mo	$186,000	$139	30

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-8,214
• Equity at exit: $17,147

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-2,701
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $218

Break-even live

Break-even rent $899

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $283	-5% $251	+0% $218	+5% $186	+10% $153
Rent	-10% $125	-5% $172	+0% $218	+5% $265	+10% $311
Rate	-1.0pp $276	-0.5pp $247	base $218	+0.5pp $188	+1.0pp $158

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $115,000 Active 37 DOM
2. 2026-06-19
   days on market $115,000 Active 35 DOM
3. 2026-06-18
   days on market $115,000 Active 34 DOM
4. 2026-06-17
   days on market $115,000 Active 33 DOM
5. 2026-06-16
   days on market $115,000 Active 32 DOM
6. 2026-06-15
   days on market $115,000 Active 31 DOM
7. 2026-06-14
   days on market $115,000 Active 29 DOM
8. 2026-06-13
   days on market $115,000 Active 28 DOM
9. 2026-06-10
   days on market $115,000 Active 26 DOM
10. 2026-06-09
    days on market $115,000 Active 25 DOM
11. 2026-06-08
    days on market $115,000 Active 24 DOM
12. 2026-06-07
    days on market $115,000 Active 23 DOM
13. 2026-06-02
    days on market $115,000 Active 18 DOM
14. 2026-06-01
    days on market $115,000 Active 17 DOM
15. 2026-05-31
    days on market $115,000 Active 16 DOM
16. 2026-05-30
    days on market $115,000 Active 15 DOM
17. 2026-05-15
    listed $115,000 Active
18. 2025-01-30
    historical $1,150
19. 2024-11-15
    listed $1,150
20. 2024-07-02
    status Active
21. 2024-06-25
    status Pending
22. 2024-06-21
    price $110,000
23. 2024-06-01
    listed $120,000 Active
24. 2023-11-13
    historical
25. 2023-10-03
    price $35,000
26. 2023-08-17
    status Active
27. 2023-08-16
    status Pending
28. 2023-08-01
    historical
29. 2023-07-21
    listed $40,000 Active
30. 2023-07-21
    listed $40,000 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: $706 · $59/mo
• Projected year-2 tax: $842 · $70/mo
• Expected delta: +$136/yr (+$11/mo · 19.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $14,097
• − Mortgage interest: −$6,442
• − Property taxes: −$706
• − Insurance: −$575
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$3,345
• Taxable income: $773
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,433/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

+187.5% since first listed

14 events — show timeline

• 2026-05-15 Listed $115,000 IRMLS
• 2025-01-30 Rental Removed $1,150 APPFOLIO
• 2024-11-15 Listed for Rent $1,150 APPFOLIO
• 2024-07-02 Relisted — IRMLS
• 2024-06-25 Pending — IRMLS
• 2024-06-21 Price Changed $110,000 IRMLS
• 2024-06-01 Listed $120,000 IRMLS
• 2023-11-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-10-03 Price Changed $35,000 IRMLS
• 2023-08-17 Relisted — IRMLS
• 2023-08-16 Pending — IRMLS
• 2023-08-01 Delisted — IRMLS
• 2023-07-21 Listed $40,000 IRMLS
• 2023-07-21 Listed $40,000 MIBOR as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2024): $706 · -18.5% YoY. Source: county tax records.