1722 Nash St · South Bend, IN 46613

$124,999

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 279 Days on market

Built 1924 4,792 sqft lot $137/sqft · 82% above area Est $137k · 9% under

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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 +20.5/30.0
• ARV discount +11.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• 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

Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (2.9% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 34% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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 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: 0.97% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $137,065
• List price: $124,999
• Delta: -8.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1803 W Dubail St	0.16mi	3/1.0	880 (-4%)	11mo	$77,500	$88	78
2118 S Warren St	0.38mi	3/1.0	975 (+7%)	1mo	$115,000	$118	70
2005 Prairie Ave	0.28mi	2/1.0 (-1)	864 (-5%)	5mo	$125,000	$145	69
2215 Hillside Ave	0.46mi	2/1.0 (-1)	874 (-4%)	1mo	$110,000	$126	66
1413 W Indiana Ave	0.22mi	3/1.0	1,030 (+13%)	5mo	$115,500	$112	64
2205 Morris St	0.30mi	2/1.0 (-1)	852 (-7%)	11mo	$92,000	$108	61
1617 W Ewing Ave	0.32mi	3/1.0	1,036 (+14%)	11mo	$165,000	$159	53
1530 Fisher St	0.72mi	3/1.0	984 (+8%)	1mo	$105,000	$107	53
1628 Catalpa Ave	0.61mi	3/1.0	962 (+6%)	12mo	$35,000	$36	52
1920 Prospect St	0.67mi	3/1.0	980 (+8%)	12mo	$95,000	$97	46
2118 Oliver St	0.48mi	3/1.0	1,040 (+14%)	12mo	$152,500	$147	45
1730 Kendall St	0.72mi	2/1.0 (-1)	796 (-13%)	3mo	$68,000	$85	38

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,504
• Equity at exit: $18,638

10-year hold

• IRR: 4.3%
• Equity multiple: 1.33×
• Total profit: $11,532
• 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 46613

• Home prices YoY: -7.2%
• Rents YoY: 4.1%
• Active inventory: 77
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$656
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $164

Break-even live

Break-even rent $1,006

Max offer price $124,999

Occupancy floor 81%

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: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1928 S Walnut St South Bend, IN	2.0	1.0	700	$1,150	$1.64	43d	1	0.22mi
1909 Swygart Ave South Bend, IN	2.0	1.0	720	$1,100	$1.53	13d	1	0.23mi
1612 S Carlisle St South Bend, IN	2.0	1.0	672	$1,000	$1.49	43d	1	0.36mi
1920 S Scott St South Bend, IN	2.0	1.0	816	$1,000	$1.23	13d	1	0.81mi
2102 S Scott St South Bend, IN	3.0	1.0	768	$1,250	$1.63	43d	1	0.83mi
1317 Poland St South Bend, IN	3.0	1.0	1100	$1,300	$1.18	21d	1	0.91mi
453 S Kaley St Unit 1 South Bend, IN	2.0	1.0	1100	$1,050	$0.95	43d	1	1.28mi
3220 Vermont Pl South Bend, IN	2.0	1.0	725	$1,100	$1.52	13d	1	1.36mi
202 E Calvert St South Bend, IN	2.0	1.0	1000	$999	$1.00	21d	1	1.36mi
214 Altgeld St South Bend, IN	2.0	1.0	950	$1,200	$1.26	21d	1	1.44mi
237 E Victoria St South Bend, IN	3.0	1.0	840	$995	$1.18	43d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $124,999 Active 279 DOM
2. 2026-06-17
   days on market $124,999 Active 278 DOM
3. 2026-06-16
   days on market $124,999 Active 277 DOM
4. 2026-06-15
   days on market $124,999 Active 276 DOM
5. 2026-06-14
   days on market $124,999 Active 274 DOM
6. 2026-06-13
   days on market $124,999 Active 273 DOM
7. 2026-06-10
   days on market $124,999 Active 271 DOM
8. 2026-06-09
   days on market $124,999 Active 270 DOM
9. 2026-06-08
   days on market $124,999 Active 269 DOM
10. 2026-06-07
    days on market $124,999 Active 268 DOM
11. 2026-06-03
    days on market $124,999 Active 264 DOM
12. 2026-06-02
    days on market $124,999 Active 263 DOM
13. 2026-06-01
    days on market $124,999 Active 262 DOM
14. 2026-05-31
    days on market $124,999 Active 261 DOM
15. 2026-05-05
    price $124,999 666-char remark

    Show marketing remark (666 chars)

    Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

16. 2026-01-04
    price $129,999 666-char remark

    Show marketing remark (666 chars)

    Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

17. 2025-11-14
    price $134,900 666-char remark

    Show marketing remark (666 chars)

    Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

18. 2025-10-28
    price $139,900 666-char remark

    Show marketing remark (666 chars)

    Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

19. 2025-09-29
    price $144,900 666-char remark

    Show marketing remark (666 chars)

    Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

20. 2025-09-12
    listed $149,900 Active 666-char remark

    Show marketing remark (666 chars)

    Discover the ideal combination of move-in readiness and opportunities for personalization in this beautifully updated home! This home has been thoughtfully updated and refreshed, with renovations and upgrades that enhance its appeal! Inside, you'll find spacious bedrooms designed for comfort and privacy, while the backyard provides a versatile space, perfect for outdoor fun or future enhancements to fit your needs! Whether you’re a family seeking a starter home, something move in ready, or an investor looking to add value to your portfolio, this property offers a unique and flexible opportunity. Schedule a showing today and imagine the possibilities!

21. 2025-06-25
    price $94,999
22. 2025-06-13
    listed $99,000 Active
23. 2014-10-27
    listed $44,900
24. 2014-04-29
    listed $49,900

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,052 · $88/mo
• Expected delta: +$10/yr (+$1/mo · 1.0%)

ⓘ 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 ≥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: $14,558
• − Mortgage interest: −$7,002
• − Property taxes: −$1,042
• − Insurance: −$625
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,636
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,986/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

+150.5% since first listed

10 events — show timeline

• 2026-05-05 Price Changed $124,999 IRMLS
• 2026-01-04 Price Changed $129,999 IRMLS
• 2025-11-14 Price Changed $134,900 IRMLS
• 2025-10-28 Price Changed $139,900 IRMLS
• 2025-09-29 Price Changed $144,900 IRMLS
• 2025-09-12 Listed $149,900 IRMLS
• 2025-06-25 Price Changed $94,999 IRMLS
• 2025-06-13 Listed $99,000 IRMLS
• 2014-10-27 Listed $44,900 IRMLS
• 2014-04-29 Listed $49,900 IRMLS

Property tax history

+4.3%/yr

Latest (2023): $1,042 · +16.6% YoY. Source: county tax records.