1616 S Buckeye St · Kokomo, IN 46902

$150,000

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 9 Days on market

Built 1904 6,098 sqft lot Est $123k · 22% over

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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 +16.1/30.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• 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 MLS

The perfect place to call home! This beautiful remodeled 3 bedroom bungalow has the character of a bungalow but all the updates you would want. Updated vinyl siding, central air new in 2023, updated roof, flooring throughout, interior paint, vinyl plank flooring and a large newer front porch. Conveniently located to shopping and restaurants.

Key facts

• Updated vinyl siding
• Newer front porch
• Updated flooring

Tags

• NEW ROOF
• UPDATED FLOORING
• UPDATED VINYL SIDING
• CENTRAL AIR
• NEWER FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Gravel parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence (site-built); Single story
• Construction: Vinyl siding; Shingle roof; Full unfinished basement
• Exterior features: Front porch; Wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Laminate countertops; 1 fireplace (none specified as a usable feature)
• Laundry & utility: Washer hookup in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $76 ($911/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 (16.0% below list).
• Recommended offer: $126k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.2% 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: Elwood Haynes Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 611 students, 88% 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).
• Market conditions: Rents rising (+1.8%/yr); 232 active listings in the ZIP; 2 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 $1k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,975 (16.0% below list)

Questions for the listing agent

1. Built in 1904 — 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $123,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 S Lafountain St	0.30mi	2/1.0 (-1)	1,040 (+6%)	1mo	$155,000	$149	70
1133 S Buckeye St	0.41mi	2/1.5 (-1)	960 (-2%)	2mo	$133,000	$139	69
1822 S Union St	0.23mi	2/1.0 (-1)	1,052 (+8%)	3mo	$170,000	$162	69
1905 S Lafountain St	0.35mi	2/1.0 (-1)	1,051 (+8%)	2mo	$135,000	$128	64
311 W Woodland Ave	0.23mi	2/1.0 (-1)	1,088 (+11%)	2mo	$112,400	$103	64
1137 S Webster St	0.46mi	2/1.0 (-1)	924 (-6%)	3mo	$84,000	$91	62
1038 S Purdum St	0.66mi	2/1.0 (-1)	956 (-2%)	3mo	$124,900	$131	58
1229 S Armstrong St	0.36mi	2/2.0 (-1)	1,080 (+10%)	1mo	$126,000	$117	56
1105 S Jay St	0.66mi	3/1.0	1,040 (+6%)	3mo	$65,000	$63	56
909 S Bell St	0.73mi	2/1.0 (-1)	944 (-4%)	0mo	$119,000	$126	55
1031 E Laguna St	0.73mi	2/1.0 (-1)	864 (-12%)	2mo	$94,900	$110	40
806 S Home Ave	0.72mi	2/1.0 (-1)	832 (-15%)	3mo	$78,000	$94	34

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-21,026
• Equity at exit: $22,365

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-18,318
• Equity at exit: $12,969

Cash invested: $42,000 (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: 232
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $76

Break-even live

Break-even rent $1,164

Max offer price $150,000

Occupancy floor 89%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	7d	3	0.87mi
430 W Rainbow Cir Kokomo, IN	3.0	1.0–2.5	966	$1,345	$1.39	1d	6	1.37mi

Listing history 24 events

1. 2026-06-19
   days on market $150,000 Active 9 DOM
2. 2026-06-18
   days on market $150,000 Active 8 DOM
3. 2026-06-17
   days on market $150,000 Active 7 DOM
4. 2026-06-16
   days on market $150,000 Active 6 DOM
5. 2026-06-15
   days on market $150,000 Active 5 DOM
6. 2026-06-14
   days on market $150,000 Active 3 DOM
7. 2026-06-13
   remarks 617-char remark
8. 2026-06-13
   pricedays on marketlisting id $150,000 Active 2 DOM
9. 2026-06-09
   days on market $145,000 Active 49 DOM
10. 2026-06-08
    days on market $145,000 Active 48 DOM
11. 2026-06-07
    days on market $145,000 Active 47 DOM
12. 2026-06-02
    days on market $145,000 Active 42 DOM
13. 2026-06-01
    days on market $145,000 Active 41 DOM
14. 2026-05-31
    days on market $145,000 Active 40 DOM
15. 2026-05-30
    days on market $145,000 Active 39 DOM
16. 2026-04-24
    status Active
17. 2026-04-09
    status Pending
18. 2026-04-06
    listed $145,000 Active
19. 2023-04-27
    soldstatus $124,900 Closed 343-char remark

    Show marketing remark (343 chars)

    The perfect place to call home! This beautiful remodeled 3 bedroom bungalow has the character of a bungalow but all the updates you would want. Updated vinyl siding, central air new in 2023, updated roof, flooring throughout, interior paint, vinyl plank flooring and a large newer front porch. Conveniently located to shopping and restaurants.

20. 2023-03-24
    historical Active Under Contract 343-char remark

    Show marketing remark (343 chars)

    The perfect place to call home! This beautiful remodeled 3 bedroom bungalow has the character of a bungalow but all the updates you would want. Updated vinyl siding, central air new in 2023, updated roof, flooring throughout, interior paint, vinyl plank flooring and a large newer front porch. Conveniently located to shopping and restaurants.

21. 2023-03-21
    listed $124,900 Active 343-char remark

    Show marketing remark (343 chars)

    The perfect place to call home! This beautiful remodeled 3 bedroom bungalow has the character of a bungalow but all the updates you would want. Updated vinyl siding, central air new in 2023, updated roof, flooring throughout, interior paint, vinyl plank flooring and a large newer front porch. Conveniently located to shopping and restaurants.

22. 2022-08-09
    price $995
23. 2020-06-01
    soldstatus $25,000 209-char remark

    Show marketing remark (209 chars)

    Lots of potential in this 3 bedroom 1 bath, large 2 car det garage, covered front porch, partial basement for extra storage, large kitchen. Don't miss out on this opportunity for equity in a good neighborhood!

24. 2020-02-18
    listed $29,000 209-char remark

    Show marketing remark (209 chars)

    Lots of potential in this 3 bedroom 1 bath, large 2 car det garage, covered front porch, partial basement for extra storage, large kitchen. Don't miss out on this opportunity for equity in a good neighborhood!

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$217/yr (+$18/mo · 25.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,117
• − Mortgage interest: −$8,402
• − Property taxes: −$842
• − Insurance: −$750
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,364
• Taxable loss: −$1,659
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $1,310/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

+400.0% since first listed

9 events — show timeline

• 2026-04-24 Relisted — IRMLS
• 2026-04-09 Pending — IRMLS
• 2026-04-06 Listed $145,000 IRMLS
• 2023-04-27 Sold (MLS) $124,900 IRMLS
• 2023-03-24 Contingent — IRMLS
• 2023-03-21 Listed $124,900 IRMLS
• 2022-08-09 Price Changed $995 RENT.
• 2020-06-01 Sold (MLS) $25,000 IRMLS
• 2020-02-18 Listed $29,000 IRMLS

Property tax history

+10.3%/yr

Latest (2024): $842 · +40.1% YoY. Source: county tax records.