1208 Wigwam Dr · Kokomo, IN 46902

$150,000

5 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 32 Days on market

Built 1965 6,970 sqft lot Est $220k · 32% under

---

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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 2000 sq ft just waiting for a new family. 4 bedroom 2 bath home has new bamboo flooring, fresh paint and big heated inground pool with privacy fence. Roof only 1 yr old, windows have been updated. Large family room with gas fireplace.

Key facts

• In-ground pool
• Wooden fenced yard
• Finished basement

Tags

• FINISHED BASEMENT
• COZY FIREPLACE
• IN-GROUND POOL
• STORAGE SHED
• WOODEN FENCED YARD

Property features AI

Finance

• Other: Located in the Indian Heights subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; Residential property
• Construction: Vinyl siding
• Exterior features: In-ground private pool; Shed(s) on the property; Lot dimensions approximately 62 x 114

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement is full; One fireplace located in the basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Taylor Community School Corporation (rural): math 17% / reading 23% proficiency, ranked #272 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Taylor Elementary School (math 19% / reading 19%, grade F, #829 of 994 statewide, top 84%, 513 students, 78% FRL); Taylor Middle School (math 13% / reading 20%, grade F, #287 of 330 statewide, top 88%, 413 students, 76% FRL); Taylor High School (math 32% / reading 52%, grade F, #197 of 369 statewide, top 57%, 374 students, 67% FRL) — zoned schools average 74% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 232 active listings in the ZIP; 194 units permitted in Howard County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/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 $1k 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 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $86k; list at $150k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1965 — 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: 1.06% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $220,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Tepee Dr	0.08mi	4/2.0 (-1)	2,080 (0%)	19mo	$170,000	$82	76
5513 Council Ring Blvd	0.10mi	5/2.0	1,842 (-11%)	11mo	$182,000	$99	67
849 Lando Creek Dr	0.38mi	4/2.5 (-1)	2,160 (+4%)	5mo	$315,000	$146	64
2127 Upland Ridge Way	0.43mi	4/2.5 (-1)	2,176 (+5%)	3mo	$325,000	$149	63
1008 Tepee Dr	0.17mi	4/2.0 (-1)	1,908 (-8%)	12mo	$188,000	$99	63
3128 Springwater Ct	0.49mi	4/2.5 (-1)	2,064 (-1%)	11mo	$213,000	$103	60
728 Springwater Dr	0.29mi	4/2.5 (-1)	1,981 (-5%)	15mo	$216,000	$109	59
5914 Monona Dr	0.43mi	5/1.5	2,361 (+14%)	0mo	$195,000	$83	55
2150 Upland Ridge Way	0.41mi	4/2.5 (-1)	2,232 (+7%)	14mo	$270,000	$121	50
4707 Orleans Dr	0.67mi	4/2.0 (-1)	2,080 (0%)	19mo	$200,000	$96	48
913 Highland Springs Ln	0.27mi	4/2.5 (-1)	2,343 (+13%)	17mo	$306,995	$131	45
912 Waterfront Dr	0.36mi	4/2.5 (-1)	2,350 (+13%)	12mo	$250,000	$106	45

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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,205
• Equity at exit: $22,365

10-year hold

• IRR: 3.6%
• Equity multiple: 1.25×
• Total profit: $10,510
• Equity at exit: $12,969

Cash invested: $42,000 (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 46902

• Home prices YoY: -20.7%
• Rents YoY: 1.8%
• Active inventory: 232
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $299

Break-even live

Break-even rent $1,218

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 32 DOM
2. 2026-06-18
   days on market $150,000 Active 31 DOM
3. 2026-06-17
   days on market $150,000 Active 30 DOM
4. 2026-06-17
   price $150,000 Active 29 DOM
5. 2026-06-16
   days on market $160,000 Active 29 DOM
6. 2026-06-15
   days on market $160,000 Active 28 DOM
7. 2026-06-14
   days on market $160,000 Active 26 DOM
8. 2026-06-13
   days on market $160,000 Active 25 DOM
9. 2026-06-10
   days on market $160,000 Active 23 DOM
10. 2026-06-09
    days on market $160,000 Active 22 DOM
11. 2026-06-08
    days on market $160,000 Active 21 DOM
12. 2026-06-07
    days on market $160,000 Active 20 DOM
13. 2026-06-05
    days on market $160,000 Active 17 DOM
14. 2026-06-03
    days on market $160,000 Active 16 DOM
15. 2026-06-02
    days on market $160,000 Active 15 DOM
16. 2026-06-01
    days on market $160,000 Active 14 DOM
17. 2026-05-31
    days on market $160,000 Active 13 DOM
18. 2026-05-30
    days on market $160,000 Active 12 DOM
19. 2026-05-18
    listed $160,000 Active
20. 2014-12-29
    soldstatus $86,000 239-char remark

    Show marketing remark (239 chars)

    Over 2000 sq ft just waiting for a new family. 4 bedroom 2 bath home has new bamboo flooring, fresh paint and big heated inground pool with privacy fence. Roof only 1 yr old, windows have been updated. Large family room with gas fireplace.

21. 2014-09-02
    listed $99,900 239-char remark

    Show marketing remark (239 chars)

    Over 2000 sq ft just waiting for a new family. 4 bedroom 2 bath home has new bamboo flooring, fresh paint and big heated inground pool with privacy fence. Roof only 1 yr old, windows have been updated. Large family room with gas fireplace.

22. 2003-04-30
    soldstatus $85,700

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,155
• − Mortgage interest: −$8,402
• − Property taxes: −$1,358
• − Insurance: −$750
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$4,364
• Taxable income: $1,216
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $3,293/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: Taylor Community School Corporation
• NCES district ID: 1811250
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $52,382
• Composite: 18.12/100
• National rank: #8969
• State rank: #272 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): 37,017
• Household income: $62,126
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1262.0

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 (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada, Vietnam, China
• Languages at home: 96% English-only · Vietnamese 1% Other Asian/Pacific 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: ▼ -61.76%
• Current HPI: 236.8237
• Rent YoY: ▲ 1.80%
• 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

+86.7% since first listed

4 events — show timeline

• 2026-05-18 Listed $160,000 IRMLS
• 2014-12-29 Sold (MLS) $86,000 IRMLS
• 2014-09-02 Listed $99,900 IRMLS
• 2003-04-30 Sold (Public Records) $85,700 Public Records

Property tax history

+0.0%/yr

Latest (2024): $1,358 · +14.1% YoY. Source: county tax records.