3320 Oakcrest Dr · South Bend, IN 46615

$230,000

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 11 Days on market

Built 1947 0.28 ac lot Est $170k · 35% over

---

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 +4.1/30.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

WONDERFUL 2 BEDROOM RANCH HOME IN POPULAR BERCLIFF ESTATES. BEAUTIFUL MAPLE FLOORS. LIVING ROOM WITH GAS LOG FIREPLACE, AND ACCESS TO HEATED 4 SEASON SUN ROOM, DINING ROOM, UPDATED GALLEY KITCHEN, FINISHED REC ROOM IN LOWER LEVEL AND TONS OF STORAGE. LARGE LOT WITH BEAUTIFUL MATURE TREES AND BRICK PATIO. FULLY FENCED YARD AND 1 1/2 CAR GARAGE WITH BRAND NEW ROOF. SELLER WILL REPLACE ROOF ON HOUSE WITH GOOD OFFER.

Key facts

• Peaceful atmosphere
• Mature trees
• 0.28 acre lot

Tags

• BERCLIFF ESTATES NEIGHBORHOOD
• MATURE TREES
• PEACEFUL ATMOSPHERE
• PROXIMITY TO SOUTH BEND
• PROXIMITY TO MISHAWAKA
• MINUTES FROM BETHEL UNIVERSITY

Property features AI

Exterior

• Parking: Detached off-street garage (1 car)
• Utilities: Public water; Public sewer; Electric service (implied)
• Home design: Single-family residence; Site-built home; One-story
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Wooded lot; Lot dimensions approximately 88 x 138; Lot about 0.28 acres

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range and oven; Exhaust fan
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator; Exhaust fan; Water softener (owned); Electric oven; Electric range; Gas water heater; Water heater; Has fireplace in family room; Full basement, partially finished
• Laundry & utility: Washer; Dryer; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-632 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (48.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (44.2% below list).
• Recommended offer: $118k (48.5% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 4.3% in South Bend — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Mckinley Elementary School (math 12% / reading 12%, grade F, #893 of 994 statewide, top 91%, 513 students, 87% 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 (+6.3%/yr); 76 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.
• Current owner paid $129k; list at $230k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,411 (48.5% 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 1947 — 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: 0.56% ✗
• Cap rate: 3.00%
• Cash-on-cash: -11.77%
• DSCR: 0.48
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $170,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3219 Mckinley Ave	0.26mi	3/1.0 (+1)	952 (-0%)	0mo	$170,000	$179	82
722 S 32nd St	0.58mi	2/1.0	960 (+0%)	1mo	$170,000	$177	72
807 W Lowell Ave	0.39mi	3/1.0 (+1)	925 (-3%)	1mo	$164,900	$178	71
526 S 35th St	0.45mi	3/1.0 (+1)	1,028 (+8%)	2mo	$154,500	$150	60
622 S 27th St	0.66mi	2/1.0	990 (+4%)	5mo	$90,000	$91	60
701 S 30th St	0.59mi	2/1.0	880 (-8%)	1mo	$200,000	$227	58
741 S 36th St	0.63mi	2/2.0	1,004 (+5%)	0mo	$200,000	$199	58
537 S 27th St	0.64mi	3/2.0 (+1)	970 (+2%)	5mo	$142,000	$146	54
525 S 28th St	0.59mi	2/1.0	864 (-10%)	3mo	$155,000	$179	54
810 S 35th St	0.68mi	2/1.0	864 (-10%)	2mo	$185,000	$214	51
513 S 26th St	0.67mi	2/1.0	832 (-13%)	6mo	$95,000	$114	42
737 S 30th St	0.66mi	2/1.0	816 (-15%)	5mo	$80,000	$98	41

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: -34.2%
• Equity multiple: -0.13×
• Total profit: $-73,083
• Equity at exit: $34,294

10-year hold

• IRR: -28.1%
• Equity multiple: -0.49×
• Total profit: $-96,070
• Equity at exit: $19,886

Cash invested: $64,400 (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: 76
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-632

Break-even live

Break-even rent $2,084

Max offer price $118,411

Occupancy floor —

Sensitivity live

Price	-10% $-501	-5% $-567	+0% $-632	+5% $-697	+10% $-762
Rent	-10% $-733	-5% $-682	+0% $-632	+5% $-581	+10% $-530
Rate	-1.0pp $-516	-0.5pp $-573	base $-632	+0.5pp $-691	+1.0pp $-752

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 E Jefferson Blvd South Bend, IN	1.0–2.0	1.0–2.0	848	$1,329	$1.57	15d	21	0.17mi
427 S 27th St South Bend, IN	2.0	1.0	840	$950	$1.13	45d	1	0.56mi
526 S 28th St South Bend, IN	2.0	1.0	1000	$1,350	$1.35	15d	1	0.56mi
737 S 30th St South Bend, IN	3.0	2.0	1000	$1,600	$1.60	45d	1	0.66mi
300 Pin Oak Cir Mishawaka, IN	1.0–3.0	1.0–1.5	835	$1,052	$1.26	15d	1	0.68mi
804 S 27th St South Bend, IN	1.0	1.0	700	$850	$1.21	23d	1	0.78mi
1006 S 35th St South Bend, IN	3.0	2.0	816	$1,000	$1.23	15d	1	0.91mi
754 S 23rd St South Bend, IN	3.0	1.0	884	$1,300	$1.47	45d	1	0.92mi
2508 E Mishawaka Ave Unit 3A South Bend, IN	1.0	1.0	600	$1,200	$2.00	45d	1	0.96mi
724 Elizabeth St Mishawaka, IN	1.0	1.0	850	$875	$1.03	15d	1	1.13mi
3530 Northside Blvd South Bend, IN	1.0–2.0	1.0	850	$1,200	$1.41	15d	1	1.13mi
2530 Pleasant St Unit 3 South Bend, IN	1.0	1.0	600	$925	$1.54	15d	1	1.14mi
1218 S 26th St South Bend, IN	3.0	1.0	856	$1,400	$1.64	15d	1	1.15mi
116 W Mishawaka Ave Mishawaka, IN	3.0	1.0–2.0	948	$1,914	$2.02	15d	31	1.20mi
117 Palau Ave Mishawaka, IN	3.0	1.0	1100	$1,650	$1.50	15d	1	1.22mi
1106 S 20th St South Bend, IN	1.0–3.0	1.0–2.0	885	$924	$1.04	15d	1	1.28mi
365 W Front St Mishawaka, IN	2.0	1.0–2.0	825	$3,050	$3.70	15d	1	1.30mi
516 W 3rd St Apt 1 Mishawaka, IN	1.0	1.0	750	$800	$1.07	23d	1	1.37mi
516 W 3rd St #6 Mishawaka, IN	2.0	1.0	700	$800	$1.14	15d	1	1.37mi
303 Village Dr Mishawaka, IN	1.0–3.0	1.0–1.5	918	$1,619	$1.76	15d	25	1.40mi
1202 W 7th St Unit B Mishawaka, IN	2.0	1.0	600	$1,100	$1.83	15d	1	1.45mi
607 Hendricks St Mishawaka, IN	2.0	1.0	528	$1,200	$2.27	23d	1	1.46mi
602 E Battell St Mishawaka, IN	1.0	1.0	980	$1,400	$1.43	23d	1	1.49mi
302 Village Dr Mishawaka, IN	1.0–3.0	1.0–1.5	950	$1,591	$1.67	15d	33	1.50mi

Listing history 8 events

1. 2026-06-22
   days on market $230,000 Active 11 DOM
2. 2026-06-18
   days on market $230,000 Active 8 DOM
3. 2026-06-17
   days on market $230,000 Active 7 DOM
4. 2026-06-16
   days on market $230,000 Active 6 DOM
5. 2026-06-15
   days on market $230,000 Active 5 DOM
6. 2026-06-14
   days on market $230,000 Active 3 DOM
7. 2026-06-13
   remarks 682-char remark
8. 2026-06-13
   listed $230,000 Active 2 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: $4,132 · $344/mo
• Projected year-2 tax: $4,132 · $344/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 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: $15,412
• − Mortgage interest: −$12,884
• − Property taxes: −$4,132
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$6,691
• Taxable loss: −$11,910
• Est. tax savings @ 24.0%: +$2,858
• After-tax cash flow: $-4,722/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

+73.6% since first listed

7 events — show timeline

• 2026-06-11 Listed $230,000 IRMLS
• 2024-03-22 Rental Removed $1,500 APPFOLIO
• 2024-03-13 Listed for Rent $1,500 APPFOLIO
• 2023-08-29 Rental Removed $1,500 APPFOLIO
• 2023-08-11 Listed for Rent $1,500 APPFOLIO
• 2020-01-27 Sold (MLS) $129,000 IRMLS
• 2019-11-19 Listed $132,500 IRMLS

Property tax history

+4.6%/yr

Latest (2025): $4,132 · +2.1% YoY. Source: county tax records.