1730 S Indiana Ave · Kokomo, IN 46902

$125,000

2 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 26 Days on market

Built 1905 3,093 sqft lot Est $161k · 22% 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• 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

This one wont last long! Located near parks and lots of things to do. Check it out and see what all it has to offer.

Key facts

• 3,093 sq ft lot
• Built 1905
• Listed 26 days

Property features AI

Finance

• Other: Above-grade finished area reported (value not listed in this section per instructions)

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence (site-built); One-story
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built as site-built home
• Exterior features: Privacy fencing; Level lot; Lot dimensions approximately 50 x 61

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Attic fan for cooling
• Interior features: Dishwasher; Refrigerator; Gas range; Gas water heater; Water heater; One fireplace (none specified for features); Unfinished basement; Five total rooms
• Laundry & utility: Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $68 ($812/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 $113k (9.5% below list).
• Recommended offer: $113k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% 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; 1 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 $864 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 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,175 (9.5% below list)

Questions for the listing agent

1. Built in 1905 — 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: 0.91% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $160,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 S Courtland Ave	0.17mi	3/1.0 (+1)	1,438 (+6%)	2mo	$155,000	$108	75
1800 S Main St	0.42mi	3/1.0 (+1)	1,330 (-2%)	2mo	$163,500	$123	71
1106 W Boulevard St	0.49mi	2/2.5	1,364 (+1%)	1mo	$122,000	$89	69
1212 W Boulevard St	0.54mi	2/2.5	1,364 (+1%)	0mo	$137,000	$100	67
1709 S Buckeye St	0.32mi	2/2.0	1,482 (+10%)	2mo	$149,000	$101	63
1704 S Buckeye St	0.35mi	3/1.0 (+1)	1,200 (-11%)	2mo	$140,000	$117	58
1110 S Courtland St	0.55mi	3/1.5 (+1)	1,458 (+8%)	1mo	$170,000	$117	54
2503 Sherman Dr	0.70mi	3/1.0 (+1)	1,280 (-5%)	1mo	$160,000	$125	53
1335 S Buckeye St	0.45mi	3/3.0 (+1)	1,454 (+8%)	1mo	$173,000	$119	53
621 Somerset Dr	0.64mi	3/1.5 (+1)	1,272 (-6%)	1mo	$155,000	$122	52
1931 S Bell St	0.70mi	3/2.0 (+1)	1,414 (+5%)	0mo	$235,000	$166	50
1104 S Courtland Ave	0.56mi	3/2.0 (+1)	1,234 (-9%)	0mo	$150,000	$122	50

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: -13.9%
• Equity multiple: 0.51×
• Total profit: $-17,303
• Equity at exit: $18,638

10-year hold

• IRR: -7.1%
• Equity multiple: 0.57×
• Total profit: $-14,952
• 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 46902

• Home prices YoY: -20.7%
• Rents YoY: 1.8%
• Active inventory: 235
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $68

Break-even live

Break-even rent $1,046

Max offer price $125,000

Occupancy floor 89%

Sensitivity live

Price	-10% $138	-5% $103	+0% $68	+5% $32	+10% $-3
Rent	-10% $-22	-5% $23	+0% $68	+5% $112	+10% $157
Rate	-1.0pp $131	-0.5pp $99	base $68	+0.5pp $35	+1.0pp $2

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 S Park Rd Kokomo, IN	2.0	1.0	750	$1,025	$1.37	9d	3	0.47mi

Listing history 23 events

1. 2026-06-21
   days on market $125,000 Active 26 DOM
2. 2026-06-19
   days on market $125,000 Active 24 DOM
3. 2026-06-18
   days on market $125,000 Active 23 DOM
4. 2026-06-17
   days on market $125,000 Active 22 DOM
5. 2026-06-16
   days on market $125,000 Active 21 DOM
6. 2026-06-15
   price $125,000 Active 20 DOM
7. 2026-06-15
   days on market $129,900 Active 20 DOM
8. 2026-06-14
   days on market $129,900 Active 18 DOM
9. 2026-06-13
   days on market $129,900 Active 17 DOM
10. 2026-06-10
    days on market $129,900 Active 15 DOM
11. 2026-06-09
    days on market $129,900 Active 14 DOM
12. 2026-06-08
    days on market $129,900 Active 13 DOM
13. 2026-06-07
    days on market $129,900 Active 12 DOM
14. 2026-06-02
    pricedays on market $129,900 Active 7 DOM
15. 2026-06-01
    days on market $138,900 Active 6 DOM
16. 2026-05-31
    days on market $138,900 Active 5 DOM
17. 2026-05-30
    days on market $138,900 Active 4 DOM
18. 2026-05-26
    listed $138,900 Active
19. 2024-11-23
    historical $1,000
20. 2024-11-05
    listed $1,000
21. 2024-09-29
    historical $1,200
22. 2024-08-23
    price $1,200
23. 2024-08-18
    listed $1,300

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 ≥102°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,581
• − Mortgage interest: −$7,002
• − Property taxes: −$1,426
• − Insurance: −$625
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,636
• Taxable loss: −$1,281
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,119/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

+10584.6% since first listed

6 events — show timeline

• 2026-05-26 Listed $138,900 IRMLS
• 2024-11-23 Rental Removed $1,000 BUILDIUM
• 2024-11-05 Listed for Rent $1,000 BUILDIUM
• 2024-09-29 Rental Removed $1,200 BUILDIUM
• 2024-08-23 Price Changed $1,200 BUILDIUM
• 2024-08-18 Listed for Rent $1,300 BUILDIUM

Property tax history

+3.4%/yr

Latest (2024): $1,426 · +17.3% YoY. Source: county tax records.