2204 Beauvoir Ct · Kokomo, IN 46902

$113,000

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 28 Days on market

Built 1970 6,970 sqft lot Est $125k · 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 +24.8/30.0
• ARV discount +11.8/15.0
• DSCR +8.0/10.0
• 1% rule +5.6/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in condition three bedroom home in Orleans Southwest. Large living room and eat in kitchen plus nice size family room. This home also has a fenced in back yard and located on a dead end road. Newer roof installed in 2016. Fully appliance kitchen and has high quality French guttering. Family room could be put back to a garage if desired. All you have to do is move into this home. Great location close to restaurants, shopping, and doctor offices.

Key facts

• 6,970 sq ft lot
• Built 1970
• Listed 28 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family, site-built home; One story
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built as site-built construction
• Exterior features: Patio; Chain link full fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Refrigerator
• Bedrooms: Total rooms include 6 (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Disposal; Dishwasher; Refrigerator; Gas Range; Gas Water Heater; Water Heater; One fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $111k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Boulevard Elementary School (math 32% / reading 17%, grade F, #762 of 994 statewide, top 78%, 378 students, 57% 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) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+1.8%/yr); 235 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $781 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 28 days — a 2% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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.

Recommended offer $111,305 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $124,800
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 Beauvoir Ct	0.02mi	3/1.0	832 (0%)	2mo	$125,000	$150	97
3103 Baton Rouge Dr	0.17mi	3/1.0	844 (+1%)	9mo	$136,400	$162	82
2305 Baton Rouge Dr	0.23mi	3/1.0	896 (+8%)	4mo	$70,000	$78	73
2205 Carmelita Blvd	0.15mi	3/1.0	935 (+12%)	8mo	$135,000	$144	65
1813 Elva Dr	0.31mi	3/1.0	936 (+12%)	7mo	$145,000	$155	59
1414 S Dixon Rd	0.71mi	2/1.0 (-1)	900 (+8%)	11mo	$120,000	$133	39

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,535
• Equity at exit: $16,849

10-year hold

• IRR: 4.5%
• Equity multiple: 1.31×
• Total profit: $9,834
• Equity at exit: $9,770

Cash invested: $31,640 (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: 235
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $239

Break-even live

Break-even rent $892

Max offer price $113,000

Occupancy floor 75%

Sensitivity live

Price	-10% $303	-5% $271	+0% $239	+5% $207	+10% $175
Rent	-10% $145	-5% $192	+0% $239	+5% $286	+10% $334
Rate	-1.0pp $296	-0.5pp $268	base $239	+0.5pp $210	+1.0pp $180

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3334 Dixon Ln Kokomo, IN	2.0	1.0–1.5	900	$1,050	$1.17	0d	3	0.88mi
1901 S Park Rd Kokomo, IN	2.0	1.0	750	$1,025	$1.37	9d	3	1.21mi

Listing history 15 events

1. 2026-04-28
   listed $113,000 Active
2. 2025-03-18
   status Active
3. 2025-03-18
   price $149,900
4. 2025-01-25
   price $142,000
5. 2025-01-09
   price $145,000
6. 2024-12-05
   price $149,900
7. 2024-11-16
   listed $159,900 Active
8. 2024-04-25
   soldstatus $137,600 Closed 453-char remark

   Show marketing remark (453 chars)

   Move in condition three bedroom home in Orleans Southwest. Large living room and eat in kitchen plus nice size family room. This home also has a fenced in back yard and located on a dead end road. Newer roof installed in 2016. Fully appliance kitchen and has high quality French guttering. Family room could be put back to a garage if desired. All you have to do is move into this home. Great location close to restaurants, shopping, and doctor offices.

9. 2024-02-21
   status Pending 453-char remark

   Show marketing remark (453 chars)

   Move in condition three bedroom home in Orleans Southwest. Large living room and eat in kitchen plus nice size family room. This home also has a fenced in back yard and located on a dead end road. Newer roof installed in 2016. Fully appliance kitchen and has high quality French guttering. Family room could be put back to a garage if desired. All you have to do is move into this home. Great location close to restaurants, shopping, and doctor offices.

10. 2024-02-20
    price $138,900 453-char remark

    Show marketing remark (453 chars)

    Move in condition three bedroom home in Orleans Southwest. Large living room and eat in kitchen plus nice size family room. This home also has a fenced in back yard and located on a dead end road. Newer roof installed in 2016. Fully appliance kitchen and has high quality French guttering. Family room could be put back to a garage if desired. All you have to do is move into this home. Great location close to restaurants, shopping, and doctor offices.

11. 2024-01-27
    listed $129,900 Active 453-char remark

    Show marketing remark (453 chars)

    Move in condition three bedroom home in Orleans Southwest. Large living room and eat in kitchen plus nice size family room. This home also has a fenced in back yard and located on a dead end road. Newer roof installed in 2016. Fully appliance kitchen and has high quality French guttering. Family room could be put back to a garage if desired. All you have to do is move into this home. Great location close to restaurants, shopping, and doctor offices.

12. 2020-06-23
    soldstatus $82,900
13. 2020-04-27
    listed $82,900
14. 2016-04-29
    soldstatus $55,000
15. 2015-09-11
    listed $59,900

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $872 · $73/mo
• Expected delta: +$88/yr (+$7/mo · 11.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,341
• − Mortgage interest: −$6,330
• − Property taxes: −$784
• − Insurance: −$565
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,287
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,610/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): 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

+88.6% since first listed

15 events — show timeline

• 2026-04-28 Listed $113,000 IRMLS
• 2025-03-18 Relisted — IRMLS
• 2025-03-18 Price Changed $149,900 IRMLS
• 2025-01-25 Price Changed $142,000 IRMLS
• 2025-01-09 Price Changed $145,000 IRMLS
• 2024-12-05 Price Changed $149,900 IRMLS
• 2024-11-16 Listed $159,900 IRMLS
• 2024-04-25 Sold (MLS) $137,600 IRMLS
• 2024-02-21 Pending — IRMLS
• 2024-02-20 Price Changed $138,900 IRMLS
• 2024-01-27 Listed $129,900 IRMLS
• 2020-06-23 Sold (MLS) $82,900 IRMLS
• 2020-04-27 Listed $82,900 IRMLS
• 2016-04-29 Sold (MLS) $55,000 IRMLS
• 2015-09-11 Listed $59,900 IRMLS

Property tax history

-3.6%/yr

Latest (2024): $784 · +33.0% YoY. Source: county tax records.