1441 E Monroe St · Kokomo, IN 46901

$133,900

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 153 Days on market

Built 1874 6,534 sqft lot Est $153k · 13% under ↓ 6% since listing

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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 +23.4/30.0
• ARV discount +13.2/15.0
• DSCR +7.5/10.0
• 1% rule +4.8/10.0
• 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

Step inside this beautifully remodeled 3-bedroom, 1-bath home that’s LIKE NEW from top to bottom! Every inch has been updated—inside and out. The exterior features a brand-new roof, all new windows, aluminum wrap, vinyl siding, and a welcoming front deck. Inside, enjoy new modern vinyl plank flooring throughout, fresh paint, new doors and trim, and a stunning all-new kitchen with a farmhouse sink. Enjoy the large, renovated bathroom! Comfort meets efficiency with new insulation, electrical and plumbing, along with a new furnace, central air and ductwork (with warranty). Move-in ready and built to last, this home is a must-see! Seller is licensed real estate agent.

Key facts

• Front deck
• Vinyl siding
• New roof

Tags

• REMODELED HOME
• NEW ROOF
• NEW WINDOWS
• VINYL SIDING
• FRONT DECK
• MODERN VINYL PLANK FLOORING

Property features AI

Finance

• Other: Taxes listed (amount not included per instructions)

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story
• Construction: Vinyl siding; Asphalt shingle roof; Crawl space foundation; Built as a site-built home
• Exterior features: Deck; Porch; Level lot

Interior

• Kitchen: Microwave
• Bedrooms: 6 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Laundry on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $132k (1.6% below list).
• Recommended offer: $118k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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); 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 63% FRL track the district average.
• 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 $926 of loan paydown is wiped out by about $4k 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 153 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1874 — 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 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?
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: 0.98% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $153,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 N Calumet St	0.12mi	3/2.0	1,340 (+6%)	7mo	$186,000	$139	75
800 E Jefferson St	0.54mi	3/2.0	1,280 (+1%)	1mo	$142,000	$111	68
1134 E Elm St	0.37mi	2/1.5 (-1)	1,284 (+1%)	8mo	$75,000	$58	67
1244 E Mulberry St	0.26mi	3/2.0	1,204 (-5%)	10mo	$160,000	$133	67
205 S Calumet St	0.43mi	3/2.0	1,300 (+2%)	11mo	$179,900	$138	63
802 E Taylor St	0.55mi	3/1.0	1,314 (+4%)	10mo	$55,900	$43	60
1001 E Elm St	0.43mi	3/2.0	1,350 (+6%)	11mo	$167,000	$124	56
1101 N Bell St	0.73mi	3/2.0	1,248 (-2%)	10mo	$120,000	$96	51
113 S Calumet St	0.38mi	3/1.5	1,108 (-13%)	13mo	$147,000	$133	48
710 E Jefferson St	0.58mi	2/1.0 (-1)	1,152 (-9%)	7mo	$25,000	$22	47
1032 E Dixon St	0.49mi	4/1.0 (+1)	1,086 (-14%)	11mo	$105,000	$97	39
701 E North St	0.73mi	3/2.0	1,113 (-12%)	12mo	$135,000	$121	32

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-9,789
• Equity at exit: $19,965

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-3,316
• Equity at exit: $11,577

Cash invested: $37,492 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$702
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $249

Break-even live

Break-even rent $1,003

Max offer price $133,900

Occupancy floor 76%

Sensitivity live

Price	-10% $324	-5% $286	+0% $249	+5% $211	+10% $173
Rent	-10% $144	-5% $197	+0% $249	+5% $301	+10% $353
Rate	-1.0pp $316	-0.5pp $283	base $249	+0.5pp $214	+1.0pp $179

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: $33,475
• Closing costs: $4,017
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-10
   status $133,900 Pending 153 DOM
2. 2026-06-09
   days on market $133,900 Active 153 DOM
3. 2026-06-08
   days on market $133,900 Active 152 DOM
4. 2026-06-07
   days on market $133,900 Active 151 DOM
5. 2026-06-03
   statusdays on market $133,900 Active 146 DOM
6. 2026-05-30
   days on market $133,900 Active Under Contract 211 DOM
7. 2026-04-16
   historical Active Under Contract
8. 2026-04-06
   price $133,900
9. 2026-03-26
   status Active
10. 2026-03-16
    status Pending
11. 2026-02-19
    price $134,900
12. 2026-01-17
    price $137,500
13. 2025-11-19
    price $140,500
14. 2025-10-21
    listed $143,000 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: $416 · $35/mo
• Projected year-2 tax: $777 · $65/mo
• Expected delta: +$361/yr (+$30/mo · 86.8%)

ⓘ 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: $15,816
• − Mortgage interest: −$7,500
• − Property taxes: −$416
• − Insurance: −$670
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,895
• Taxable income: $804
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,790/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

-6.4% since first listed

8 events — show timeline

• 2026-04-16 Contingent — IRMLS
• 2026-04-06 Price Changed $133,900 IRMLS
• 2026-03-26 Relisted — IRMLS
• 2026-03-16 Pending — IRMLS
• 2026-02-19 Price Changed $134,900 IRMLS
• 2026-01-17 Price Changed $137,500 IRMLS
• 2025-11-19 Price Changed $140,500 IRMLS
• 2025-10-21 Listed $143,000 IRMLS

Property tax history

+1.3%/yr

Latest (2024): $416 · -6.3% YoY. Source: county tax records.