834 Woodcliff Dr · South Bend, IN 46615

$259,000

3 bd · 1.5 ba · 1,576 sqft · SingleFamily public records · 26 Days on market

Built 1952 7,875 sqft lot $164/sqft · 46% above area Est $178k · 46% over

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Why this score? — see what drove the F 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 +9.1/30.0
• Rent growth +4.1/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from Notre Dame, this spacious ranch-style home offers 4 bedrooms and 2 full baths—perfect for homeowners or investors alike. The updated kitchen features a stylish backsplash and functional layout, while the home showcases newer flooring throughout for a clean, updated feel. A large bonus room at the back of the home provides flexible space for entertaining, relaxing, or a playroom. Enjoy the enclosed front porch for quiet mornings, plus a private, fenced backyard with space for outdoor gatherings. An attached garage adds everyday convenience. Major updates include new HVAC, mini split system, entire roof, gutters, all windows, and all exterior siding—plus many add

Key facts

• Large bonus room
• New hvac
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE BONUS ROOM
• ENCLOSED FRONT PORCH
• PRIVATE FENCED BACKYARD
• NEW HVAC
• MINI SPLIT SYSTEM

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; Slab foundation; Built as site-built construction
• Exterior features: Enclosed porch; Privacy fencing; Level lot

Interior

• Kitchen: Microwave; Refrigerator; Electric oven
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air (multi‑unit system); Natural gas forced air heating
• Interior features: Blinds on windows
• Laundry & utility: Washer and dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (14.1% below list).
• Recommended offer: $223k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.4% in South Bend — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, crime 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.
• Zoned schools: Edison Middle School (math 7% / reading 13%, grade F, #314 of 330 statewide, top 95%, 381 students, 84% FRL); Adams High School (math 28% / reading 57%, grade F, #195 of 369 statewide, top 53%, 1,976 students, 56% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 73 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,531 (14.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 9.7

CMA / ARV

• ARV (median comp): $177,781
• List price: $259,000
• Delta: 45.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Woodcliff Dr	0.00mi	4/2.0 (+1)	1,576 (0%)	1mo	$240,000	$152	92
610 Manchester Dr	0.24mi	3/1.5	1,576 (0%)	3mo	$178,000	$113	86
1225 Manchester Dr	0.39mi	3/1.5	1,552 (-2%)	3mo	$235,000	$151	76
2716 Kettering Dr	0.63mi	3/1.0	1,578 (+0%)	1mo	$259,000	$164	68
2521 Club Dr	0.61mi	3/1.5	1,542 (-2%)	3mo	$233,500	$151	65
2403 Corby Blvd	0.45mi	4/2.0 (+1)	1,644 (+4%)	2mo	$249,000	$151	63
2301 Union Ave	0.62mi	4/1.5 (+1)	1,593 (+1%)	2mo	$235,000	$148	63
2514 Edison Rd	0.66mi	3/1.5	1,640 (+4%)	2mo	$239,000	$146	61
1604 Hass Dr	0.67mi	4/2.0 (+1)	1,581 (+0%)	3mo	$275,000	$174	59
1518 Hass Dr	0.63mi	4/2.0 (+1)	1,680 (+7%)	2mo	$251,000	$149	51
549 N Ironwood Dr	0.66mi	2/1.5 (-1)	1,728 (+10%)	3mo	$350,000	$203	46
1619 Hass Dr	0.73mi	4/2.0 (+1)	1,680 (+7%)	3mo	$262,000	$156	46

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 · 6.27% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.35×
• Total profit: $-46,931
• Equity at exit: $38,618

10-year hold

• IRR: -4.2%
• Equity multiple: 0.68×
• Total profit: $-23,429
• Equity at exit: $22,394

Cash invested: $72,520 (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 46615

• Home prices YoY: -34.0%
• Rents YoY: 6.3%
• Active inventory: 73
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$491 /mo · $5,888/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-199

Break-even live

Break-even rent $2,477

Max offer price $223,886

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-125	+0% $-199	+5% $-272	+10% $-345
Rent	-10% $-375	-5% $-287	+0% $-199	+5% $-111	+10% $-23
Rate	-1.0pp $-68	-0.5pp $-133	base $-199	+0.5pp $-266	+1.0pp $-334

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1160 Helmen Dr South Bend, IN	3.0	2.0	1528	$2,300	$1.51	14d	1	0.40mi
3001 E Jefferson Blvd South Bend, IN	1.0–2.0	1.0–2.0	848	$1,329	$1.57	14d	21	0.85mi
1824 Peachtree Ln South Bend, IN	3.0	1.5	1852	$2,700	$1.46	22d	1	0.86mi
724 Northwood Dr South Bend, IN	4.0	2.0	1594	$2,600	$1.63	44d	1	1.00mi
1752 Willis St South Bend, IN	4.0	4.5	2065	$4,800	$2.32	22d	1	1.18mi
117 Palau Ave Mishawaka, IN	3.0	1.0	1100	$1,650	$1.50	14d	1	1.26mi
303 Village Dr Mishawaka, IN	1.0–3.0	1.0–1.5	918	$1,975	$2.15	14d	25	1.33mi
302 Village Dr Mishawaka, IN	1.0–3.0	1.0–1.5	950	$2,043	$2.15	14d	33	1.42mi
819 S 24th St South Bend, IN	3.0	2.0	1480	$1,795	$1.21	44d	1	1.45mi

Listing history 19 events

1. 2026-05-12
   historical Active Under Contract 914-char remark
2. 2026-05-04
   historical $3,000
3. 2026-05-01
   listed $259,000 Active 914-char remark
4. 2026-03-31
   listed $3,000
5. 2026-03-16
   historical $3,000
6. 2026-03-08
   price $3,000
7. 2026-02-04
   listed $2,500
8. 2025-01-22
   historical $3,000
9. 2024-12-22
   listed $3,000
10. 2024-10-30
    historical $2,200
11. 2024-10-23
    listed $2,200
12. 2024-10-18
    historical $2,000
13. 2024-09-28
    price $2,000
14. 2024-09-15
    listed $2,500
15. 2023-11-15
    soldstatus $138,000 Closed
16. 2023-10-16
    status Pending
17. 2023-10-11
    listed $149,900 Active
18. 2016-09-30
    listed $64,000
19. 2016-05-28
    listed $61,500

ⓘ 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: $5,888 · $491/mo
• Projected year-2 tax: $5,888 · $491/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 2/10 Low 7 d/yr ≥99°F today · 16 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: $26,704
• − Mortgage interest: −$14,508
• − Property taxes: −$5,888
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$7,535
• Taxable loss: −$6,794
• Est. tax savings @ 24.0%: +$1,631
• After-tax cash flow: $-755/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): 14,190
• Household income: $62,964
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 420.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Black 14% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 6% Italian 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▼ -124.82%
• Current HPI: 242.1938
• Rent YoY: ▲ 6.27%
• 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

+290.2% since first listed

21 events — show timeline

• 2026-05-29 Sold (MLS) $240,000 IRMLS
• 2026-05-27 Pending — IRMLS
• 2026-05-12 Contingent — IRMLS
• 2026-05-04 Rental Removed $3,000 APPFOLIO
• 2026-05-01 Listed $259,000 IRMLS
• 2026-03-31 Listed for Rent $3,000 APPFOLIO
• 2026-03-16 Rental Removed $3,000 APPFOLIO
• 2026-03-08 Price Changed $3,000 APPFOLIO
• 2026-02-04 Listed for Rent $2,500 APPFOLIO
• 2025-01-22 Rental Removed $3,000 TURBOTENANT
• 2024-12-22 Listed for Rent $3,000 TURBOTENANT
• 2024-10-30 Rental Removed $2,200 RENT.
• 2024-10-23 Listed for Rent $2,200 RENT.
• 2024-10-18 Rental Removed $2,000 RENT.
• 2024-09-28 Price Changed $2,000 RENT.
• 2024-09-15 Listed for Rent $2,500 RENT.
• 2023-11-15 Sold (MLS) $138,000 IRMLS
• 2023-10-16 Pending — IRMLS
• 2023-10-11 Listed $149,900 IRMLS
• 2016-09-30 Listed $64,000 IRMLS
• 2016-05-28 Listed $61,500 IRMLS

Property tax history

+17.9%/yr

Latest (2025): $5,888 · +196.6% YoY. Source: county tax records.