1301 N Brookfield St · South Bend, IN 46628

$50,000

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 101 Days on market

Built 1926 Fair condition 4,792 sqft lot 1-car garage $80/sqft · 33% below area Est $75k · 33% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy this unique 1 bedroom, 1 car garage with basement. Tenant moves out 6-30-26. No more showing restrictions beginning 7-2-26.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1926

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 4.3% in South Bend — 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 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: Muessel Elementary School (math 2% / reading 2%, grade F, #989 of 994 statewide, top 100%, 241 students, 88% FRL); Jefferson Traditional School (math 12% / reading 22%, grade F, #284 of 330 statewide, top 87%, 516 students, 64% FRL); Adams High School (math 28% / reading 57%, grade F, #195 of 369 statewide, top 53%, 1,976 students, 56% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 491 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $12k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $50k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.11% ✓
• Cap rate: 17.71%
• Cash-on-cash: 40.77%
• DSCR: 2.81
• GRM: 3.9

CMA / ARV

• ARV (median comp): $74,580
• List price: $50,000
• Delta: -32.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1301 N Brookfield St	0.00mi	1/1.0 (-1)	624 (0%)	0mo	$43,000	$69	95
1249 Fremont St	0.37mi	2/1.0	688 (+10%)	5mo	$29,900	$43	62
1527 Elwood Ave	0.27mi	2/1.0	672 (+8%)	16mo	$87,000	$129	61
1224 Fremont St	0.34mi	2/1.0	704 (+13%)	7mo	$38,000	$54	57
1521 Fremont St	0.44mi	2/1.0	672 (+8%)	12mo	$55,000	$82	57
1406 N Meade St	0.43mi	2/1.0	640 (+3%)	24mo	$50,000	$78	56
1034 Huey St	0.29mi	2/1.0	705 (+13%)	13mo	$42,000	$60	54
1626 Fremont St	0.46mi	2/1.0	672 (+8%)	14mo	$75,000	$112	54
1310 Goodland Ave	0.67mi	3/2.0 (+1)	600 (-4%)	4mo	$85,000	$142	50
1113 Queen St	0.67mi	2/1.0	656 (+5%)	15mo	$76,000	$116	48
1737 N Brookfield St	0.46mi	2/1.0	704 (+13%)	23mo	$94,900	$135	38

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 · 6.78% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 2.88×
• Total profit: $26,383
• Equity at exit: $7,455

10-year hold

• IRR: 49.5%
• Equity multiple: 6.75×
• Total profit: $80,564
• Equity at exit: $4,323

Cash invested: $14,000 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 10 under contract
• Months of supply: 2.1 mo (47%/mo absorbed)
• Median asking: $99,900 ($147/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46628

• Rents YoY: 6.8%
• Active inventory: 491
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,056 high
• Mortgage (P&I): −$262
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $476

Break-even live

Break-even rent $453

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $504	-5% $490	+0% $476	+5% $462	+10% $447
Rent	-10% $392	-5% $434	+0% $476	+5% $517	+10% $559
Rate	-1.0pp $501	-0.5pp $488	base $476	+0.5pp $463	+1.0pp $450

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2013 Elwood Ave South Bend, IN	3.0	1.0	720	$999	$1.39	93d	1	0.17mi
1709 Huey St South Bend, IN	2.0	1.0	720	$995	$1.38	70d	1	0.45mi
1614 Fremont St South Bend, IN	2.0	1.0	720	$850	$1.18	70d	1	0.45mi
1308 Kinyon St South Bend, IN	2.0	1.0	700	$1,100	$1.57	93d	1	0.54mi
717 Huey St South Bend, IN	2.0	1.0	672	$1,050	$1.56	93d	1	0.56mi
729 N Elmer St South Bend, IN	2.0	1.0	672	$1,100	$1.64	62d	1	0.58mi
2823 Calhoun St South Bend, IN	2.0	1.0	720	$1,249	$1.73	93d	1	0.60mi
937 Roosevelt St South Bend, IN	2.0	1.0	720	$1,060	$1.47	93d	1	0.87mi
3224 Ardmore Trl South Bend, IN	1.0	1.0	675	$864	$1.28	62d	2	0.89mi
929 Beale St South Bend, IN	2.0	1.0	720	$975	$1.35	93d	1	0.92mi
1301 N Michigan St South Bend, IN	1.0	1.0	575	$740	$1.29	70d	1	1.39mi

Property features AI

Finance

• Other: Property listed by Front Door Real Estate Team

Exterior

• Parking: Detached 1-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSite-built home1 story
• Construction: Wood siding exteriorBlock foundation624 above-grade finished area
• Exterior features: Level lotLot dimensions approximately 40 x 124

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Natural gas forced air heatingNo central cooling
• Interior features: Partial basement5 total rooms
• Laundry & utility: Main-level laundry

Listing history 50 events

1. 2026-08-03
   days on market $50,000 Active 101 DOM
2. 2026-07-31
   days on market $50,000 Active 98 DOM
3. 2026-07-30
   days on market $50,000 Active 97 DOM
4. 2026-07-29
   days on market $50,000 Active 96 DOM
5. 2026-07-27
   days on market $50,000 Active 94 DOM
6. 2026-07-25
   days on market $50,000 Active 92 DOM
7. 2026-07-23
   days on market $50,000 Active 90 DOM
8. 2026-07-22
   days on market $50,000 Active 89 DOM
9. 2026-07-21
   days on market $50,000 Active 88 DOM
10. 2026-07-18
    days on market $50,000 Active 85 DOM
11. 2026-07-16
    days on market $50,000 Active 83 DOM
12. 2026-07-16
    pricedays on market $50,000 Active 82 DOM
13. 2026-07-14
    days on market $52,500 Active 81 DOM
14. 2026-07-13
    days on market $52,500 Active 80 DOM
15. 2026-07-12
    days on market $52,500 Active 79 DOM
16. 2026-07-11
    days on market $52,500 Active 78 DOM
17. 2026-07-10
    days on market $52,500 Active 77 DOM
18. 2026-07-09
    days on market $52,500 Active 76 DOM
19. 2026-07-08
    days on market $52,500 Active 75 DOM
20. 2026-07-07
    days on market $52,500 Active 74 DOM
21. 2026-07-06
    days on market $52,500 Active 73 DOM
22. 2026-07-06
    days on market $52,500 Active 72 DOM
23. 2026-07-04
    days on market $52,500 Active 71 DOM
24. 2026-07-03
    days on market $52,500 Active 70 DOM
25. 2026-07-02
    remarks 130-char remark
26. 2026-07-02
    pricedays on market $52,500 Active 69 DOM
27. 2026-07-01
    days on market $55,000 Active 68 DOM
28. 2026-06-30
    days on market $55,000 Active 67 DOM
29. 2026-06-29
    days on market $55,000 Active 66 DOM
30. 2026-06-28
    days on market $55,000 Active 65 DOM
31. 2026-06-28
    days on market $55,000 Active 64 DOM
32. 2026-06-27
    days on market $55,000 Active 63 DOM
33. 2026-06-25
    days on market $55,000 Active 61 DOM
34. 2026-06-23
    days on market $55,000 Active 59 DOM
35. 2026-06-22
    days on market $55,000 Active 58 DOM
36. 2026-06-18
    days on market $55,000 Active 55 DOM
37. 2026-06-17
    days on market $55,000 Active 54 DOM
38. 2026-06-16
    pricedays on market $55,000 Active 53 DOM
39. 2026-06-15
    days on market $57,500 Active 52 DOM
40. 2026-06-14
    days on market $57,500 Active 50 DOM
41. 2026-06-13
    days on market $57,500 Active 49 DOM
42. 2026-06-10
    days on market $57,500 Active 47 DOM
43. 2026-06-09
    days on market $57,500 Active 46 DOM
44. 2026-06-08
    days on market $57,500 Active 45 DOM
45. 2026-06-07
    days on market $57,500 Active 44 DOM
46. 2026-06-03
    days on market $57,500 Active 40 DOM
47. 2026-06-02
    days on market $57,500 Active 39 DOM
48. 2026-06-01
    days on market $57,500 Active 38 DOM
49. 2026-05-31
    days on market $57,500 Active 37 DOM
50. 2026-05-30
    days on market $57,500 Active 36 DOM

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $902 · $75/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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,666
• − Mortgage interest: −$2,801
• − Property taxes: −$902
• − Insurance: −$250
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$1,455
• Taxable income: $5,232
• Est. tax owed @ 24.0%: −$1,256
• After-tax cash flow: $4,452/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.

Condition & rehab AI · 7 photos

Fair 45/100 Moderate rehab Est. rehab $15,600–$28,080 screening

The home requires moderate repairs and maintenance, including painting the interior walls, updating the bathroom fixtures, and replacing the exterior siding. These updates will improve the home's appearance and increase its value for both resale and rental.

Repairs flagged

• Minor Kitchen counter clutter — Cleaning and organizing the kitchen counter will improve the home's appearance and functionality.
• Moderate Bathroom fixtures — Updating the bathroom fixtures can improve the home's appeal and functionality.
• Moderate Exterior siding — Repainting or replacing the exterior siding can improve the home's curb appeal and increase its value.
• Moderate Landscaping — Trimming and maintaining the landscaping can improve the home's curb appeal and increase its value.

Value-add opportunities

• Both Paint interior walls — Painting the interior walls can improve the home's appearance and increase its value for both resale and rental. ↑
• Both Update bathroom fixtures — Updating the bathroom fixtures can improve the home's functionality and increase its value for both resale and rental. ↑
• Both Replace exterior siding — Replacing the exterior siding can improve the home's curb appeal and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Muessel Elementary School F IN #989/994 Nat'l #41,309/41,679 Middle Jefferson Traditional School F IN #284/330 Nat'l #12,279/14,009 High Adams High School F IN #195/369 Nat'l #7,501/17,239

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

C Composite livability gradescore 64/100

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 · 273,186 people
• City population: 99,767
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 27,685
• Household income: $61,759
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 1%

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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: ▼ -130.47%
• Current HPI: 202.112
• Rent YoY: ▲ 6.78%
• Metro: South Bend-Mishawaka, IN-MI
• State GDP YoY: ▲ 2.90%
• F500 in state: 18

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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

Property features AI

Finance

• Other: Property listed by Front Door Real Estate Team

Exterior

• Parking: Detached 1-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceSite-built home1 story
• Construction: Wood siding exteriorBlock foundation624 above-grade finished area
• Exterior features: Level lotLot dimensions approximately 40 x 124

Interior

• Bedrooms: Bedrooms located on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Natural gas forced air heatingNo central cooling
• Interior features: Partial basement5 total rooms
• Laundry & utility: Main-level laundry

Price history

+223.5% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $55,000 IRMLS
• 2026-05-28 Price Changed $57,500 IRMLS
• 2026-05-07 Price Changed $60,000 IRMLS
• 2026-04-24 Listed $62,500 IRMLS
• 2026-04-24 Listed $62,500 IRMLS
• 2017-07-31 Listed $19,900 IRMLS
• 2016-10-14 Sold (MLS) $10,000 IRMLS
• 2016-06-17 Listed $17,000 IRMLS

Property tax history

-5.8%/yr

Latest (2025): $902 · -1.9% YoY. Source: county tax records.