614 N Courtland Ave · Kokomo, IN 46901

$37,500

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 53 Days on market

Built 1875 4,574 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

Listing remarks MLS

Sold & Closed

Key facts

• 4,574 sq ft lot
• Built 1875
• Listed 52 days

Property features AI

Finance

• Other: Property listed by CRM Properties, Inc.
• Financial info: Tax amount listed (not included per instructions)
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family, site-built home; Residential property
• Construction: Vinyl siding; Above-grade finished area reported (1,032); Construction details otherwise not provided
• Exterior features: Lot dimensions approximately 37 x 124; Lot about 0.11 acres; Other lot features

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom; Main level bathroom
• Heating & cooling: Baseboard heating; No central air conditioning
• Interior features: Crawl space basement; Total of 6 rooms
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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: Pettit Park School (math 22% / reading 22%, grade F, #790 of 994 statewide, top 81%, 241 students, 86% 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 67% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $38k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1875 — 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: 2.69% ✓
• Cap rate: 22.73%
• Cash-on-cash: 58.69%
• DSCR: 3.61
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $121,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 W Madison St	0.37mi	2/1.0	988 (-4%)	2mo	$10,000	$10	74
1000 W Havens St	0.34mi	3/1.0 (+1)	1,008 (-2%)	5mo	$135,000	$134	71
621 W Elm St	0.27mi	3/1.0 (+1)	984 (-5%)	6mo	$70,000	$71	70
611 N Indiana Ave	0.13mi	2/1.0	888 (-14%)	1mo	$64,900	$73	70
1105 W Jefferson St	0.32mi	3/2.0 (+1)	1,101 (+7%)	1mo	$130,000	$118	64
1022 N Burke St	0.54mi	3/1.0 (+1)	1,008 (-2%)	4mo	$154,900	$154	62
821 N Armstrong St	0.17mi	3/1.0 (+1)	1,155 (+12%)	6mo	$133,500	$116	62
311 E Broadway St	0.55mi	2/2.0	952 (-8%)	1mo	$115,000	$121	56
1214 N Burke St	0.63mi	3/1.0 (+1)	1,100 (+7%)	2mo	$145,000	$132	53
1210 W Taylor St	0.42mi	2/1.0	1,184 (+15%)	3mo	$61,000	$52	53
1119 W Jackson St	0.36mi	3/2.0 (+1)	1,179 (+14%)	2mo	$151,000	$128	48
1515 N Indiana Ave	0.64mi	3/1.0 (+1)	1,124 (+9%)	4mo	$95,000	$85	47

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: 53.8%
• Equity multiple: 3.26×
• Total profit: $23,703
• Equity at exit: $5,591

10-year hold

• IRR: 57.7%
• Equity multiple: 5.90×
• Total profit: $51,451
• Equity at exit: $3,242

Cash invested: $10,500 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,009 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $514

Break-even live

Break-even rent $359

Max offer price $37,500

Occupancy floor 44%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2241 W Jefferson St Kokomo, IN	2.0	1.0	605	$895	$1.48	23d	4	1.30mi
800 N Dixon Rd Kokomo, IN	2.0	1.0	885	$1,100	$1.24	23d	7	1.50mi
800 N Dixon Rd Kokomo, IN	2.0	1.0	885	$1,050	$1.19	2d	4	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $37,500 Active 53 DOM
2. 2026-06-18
   days on market $37,500 Active 52 DOM
3. 2026-06-17
   days on market $37,500 Active 51 DOM
4. 2026-06-16
   days on market $37,500 Active 50 DOM
5. 2026-06-15
   days on market $37,500 Active 49 DOM
6. 2026-06-14
   days on market $37,500 Active 47 DOM
7. 2026-06-13
   days on market $37,500 Active 46 DOM
8. 2026-06-10
   days on market $37,500 Active 44 DOM
9. 2026-06-09
   days on market $37,500 Active 43 DOM
10. 2026-06-08
    days on market $37,500 Active 42 DOM
11. 2026-06-07
    days on market $37,500 Active 41 DOM
12. 2026-06-02
    days on market $37,500 Active 36 DOM
13. 2026-06-01
    days on market $37,500 Active 35 DOM
14. 2026-05-31
    days on market $37,500 Active 34 DOM
15. 2026-05-30
    days on market $37,500 Active 33 DOM
16. 2026-04-27
    listed $45,000 Active
17. 2023-04-14
    soldstatus $21,900 19-char remark

    Show marketing remark (19 chars)

    Sold & Closed

18. 2023-04-05
    listed $21,900 19-char remark

    Show marketing remark (19 chars)

    Sold & Closed

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $854 · $71/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 5/10 Major FEMA zone X (unshaded) · 53% 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: $12,106
• − Mortgage interest: −$2,101
• − Property taxes: −$854
• − Insurance: −$188
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,091
• Taxable income: $5,936
• Est. tax owed @ 24.0%: −$1,425
• After-tax cash flow: $4,738/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

+105.5% since first listed

3 events — show timeline

• 2026-04-27 Listed $45,000 IRMLS
• 2023-04-14 Sold (MLS) $21,900 IRMLS
• 2023-04-05 Listed $21,900 IRMLS

Property tax history

+5.6%/yr

Latest (2024): $854 · -18.5% YoY. Source: county tax records.