935 E Monroe St · Kokomo, IN 46902

$134,900

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 94 Days on market

Built 1884 7,405 sqft lot Est $113k · 20% over ↓ 4% since listing

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Why this score? — see what drove the D- 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 +15.7/30.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Pack your bags and move in! Fresh paint through-out, new vinyl planking and refinished wood floors, updated kitchen with new gas range and refrigerator, updated bathroom, new modern light fixtures and a detached, 1 car garage.

Key facts

• New gas range
• New refrigerator
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW GAS RANGE
• NEW REFRIGERATOR
• UPDATED BATHROOM
• NEW MODERN LIGHT FIXTURES
• DETACHED GARAGE

Property features AI

Finance

• Other: Located in Kokomo-Center Township school district

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family site-built home; One story; 52 x 146 lot (0.17 acre)
• Construction: Shingle siding; Shingle roof; Partial crawl-space/unfinished basement
• Exterior features: Enclosed porch; Level lot

Interior

• Kitchen: Refrigerator; Gas cooktop; Gas range
• Bedrooms: Details not specified
• Flooring: Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; No cooling system
• Interior features: Refrigerator; Gas cooktop; Gas range; Vinyl flooring; 7 total rooms; Crawl space/partial unfinished basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $60 ($716/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 $126k (6.9% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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: Sycamore Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 401 students, 75% FRL); Bon Air Middle School (math 12% / reading 17%, grade F, #300 of 330 statewide, top 91%, 194 students, 84% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL).
• 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 $933 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 94 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $112,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 E Jefferson St	0.18mi	2/1.0 (-1)	1,152 (-2%)	7mo	$25,000	$22	78
800 E Jefferson St	0.14mi	3/2.0	1,280 (+9%)	1mo	$142,000	$111	74
1244 E Mulberry St	0.35mi	3/2.0	1,204 (+3%)	10mo	$160,000	$133	67
1101 N Bell St	0.39mi	3/2.0	1,248 (+6%)	10mo	$120,000	$96	59
916 E Dixon St	0.40mi	3/1.0	1,040 (-11%)	4mo	$125,000	$120	59
1145 E Walnut St	0.34mi	2/1.0 (-1)	1,040 (-11%)	2mo	$72,000	$69	58
1134 E Elm St	0.33mi	2/1.5 (-1)	1,284 (+9%)	8mo	$75,000	$58	56
612 E Mulberry St	0.32mi	2/2.0 (-1)	1,073 (-9%)	10mo	$135,000	$126	54
412 N Calumet St	0.41mi	3/2.0	1,008 (-14%)	0mo	$40,000	$40	53
1011 N Lafountain St	0.45mi	3/1.0	1,336 (+14%)	9mo	$50,000	$37	48
1405 N Jay St	0.54mi	2/1.0 (-1)	1,064 (-9%)	8mo	$81,600	$77	47
416 N Calumet St	0.44mi	3/2.0	1,340 (+14%)	7mo	$186,000	$139	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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-19,537
• Equity at exit: $20,114

10-year hold

• IRR: -8.0%
• Equity multiple: 0.52×
• Total profit: $-18,041
• Equity at exit: $11,664

Cash invested: $37,772 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $60

Break-even live

Break-even rent $1,180

Max offer price $134,900

Occupancy floor 90%

Sensitivity live

Price	-10% $153	-5% $106	+0% $60	+5% $13	+10% $-34
Rent	-10% $-40	-5% $10	+0% $60	+5% $109	+10% $159
Rate	-1.0pp $128	-0.5pp $94	base $60	+0.5pp $25	+1.0pp $-11

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 E Fischer St Kokomo, IN	2.0	1.0	720	$950	$1.32	45d	1	1.32mi

Listing history 18 events

1. 2026-06-21
   days on market $134,900 Active 94 DOM
2. 2026-06-19
   days on market $134,900 Active 92 DOM
3. 2026-06-18
   days on market $134,900 Active 91 DOM
4. 2026-06-17
   days on market $134,900 Active 90 DOM
5. 2026-06-16
   days on market $134,900 Active 89 DOM
6. 2026-06-15
   days on market $134,900 Active 88 DOM
7. 2026-06-14
   days on market $134,900 Active 86 DOM
8. 2026-06-13
   days on market $134,900 Active 85 DOM
9. 2026-06-10
   days on market $134,900 Active 83 DOM
10. 2026-06-09
    days on market $134,900 Active 82 DOM
11. 2026-06-08
    days on market $134,900 Active 81 DOM
12. 2026-06-07
    days on market $134,900 Active 80 DOM
13. 2026-06-02
    days on market $134,900 Active 75 DOM
14. 2026-06-01
    days on market $134,900 Active 74 DOM
15. 2026-05-31
    days on market $134,900 Active 73 DOM
16. 2026-05-30
    days on market $134,900 Active 72 DOM
17. 2026-05-21
    price $134,900
18. 2026-03-19
    listed $139,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,068
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,924
• Taxable loss: −$1,522
• Est. tax savings @ 24.0%: +$365
• After-tax cash flow: $1,082/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

-3.6% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $134,900 IRMLS
• 2026-03-19 Listed $139,900 IRMLS

Property tax history

+16.9%/yr

Latest (2018): $116 · +16.9% YoY. Source: county tax records.