1912 Kendall St · South Bend, IN 46613

$79,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 130 Days on market

Built 1922 4,386 sqft lot $97/sqft · 16% below area Est $94k · 16% under ↓ 12% since listing

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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 +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Has been a rental for several years let's add this to your portfolio. Opportunity to have a nice home or investment. Needs a little TLC. Sold as is

Key facts

• 4,386 sq ft lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.4% 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, schools 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.
• Market conditions: Rents rising fast (+4.1%/yr); 77 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).
• This rent runs 32% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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 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?
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: 1.42% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $94,266
• List price: $79,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1730 Kendall St	0.12mi	2/1.0	796 (-2%)	3mo	$68,000	$85	88
2213 Kendall St	0.18mi	2/1.0	792 (-3%)	6mo	$99,900	$126	82
914 W Calvert St	0.16mi	2/1.0	768 (-6%)	5mo	$40,000	$52	78
2126 S Taylor St	0.20mi	2/1.0	750 (-8%)	6mo	$65,000	$87	72
1919 S Taylor St	0.11mi	2/1.0	916 (+12%)	7mo	$135,000	$147	68
2018 Kemble Ave	0.20mi	2/1.0	704 (-14%)	7mo	$71,000	$101	62
128 Milton St	0.59mi	2/1.0	832 (+2%)	11mo	$138,000	$166	60
2205 Franklin St	0.29mi	2/1.0	720 (-12%)	12mo	$125,000	$174	57
2205 Morris St	0.67mi	2/1.0	852 (+4%)	11mo	$92,000	$108	52
121 Altgeld St	0.62mi	2/1.0	864 (+6%)	11mo	$119,900	$139	52
312 E Donald St	0.74mi	2/1.0	748 (-8%)	8mo	$25,000	$33	45
2122 Arnold St	0.40mi	3/1.0 (+1)	936 (+15%)	13mo	$120,000	$128	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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $12,700
• Equity at exit: $11,779

10-year hold

• IRR: 23.7%
• Equity multiple: 3.15×
• Total profit: $47,451
• Equity at exit: $6,830

Cash invested: $22,120 (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 46613

• Home prices YoY: -7.2%
• Rents YoY: 4.1%
• Active inventory: 77
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$414
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $381

Break-even live

Break-even rent $639

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1920 S Scott St South Bend, IN	2.0	1.0	816	$1,000	$1.23	13d	1	0.09mi
2102 S Scott St South Bend, IN	3.0	1.0	768	$1,250	$1.63	43d	1	0.15mi
1909 Swygart Ave South Bend, IN	2.0	1.0	720	$1,100	$1.53	13d	1	0.51mi
1928 S Walnut St South Bend, IN	2.0	1.0	700	$1,150	$1.64	43d	1	0.55mi
202 E Calvert St South Bend, IN	2.0	1.0	1000	$999	$1.00	21d	1	0.64mi
214 Altgeld St South Bend, IN	2.0	1.0	950	$1,200	$1.26	21d	1	0.73mi
237 E Victoria St South Bend, IN	3.0	1.0	840	$995	$1.18	43d	1	0.78mi
1317 Poland St South Bend, IN	3.0	1.0	1100	$1,300	$1.18	21d	1	1.07mi
1612 S Carlisle St South Bend, IN	2.0	1.0	672	$1,000	$1.49	43d	1	1.08mi
2114 High St South Bend, IN	3.0	1.0	949	$1,300	$1.37	43d	1	1.09mi
533 Columbia St Unit C South Bend, IN	1.0	1.0	600	$700	$1.17	21d	1	1.31mi
604 E South St South Bend, IN	1.0	1.0	750	$825	$1.10	43d	1	1.37mi
1142 E Indiana Ave South Bend, IN	1.0	1.0	751	$599	$0.80	13d	1	1.42mi
4005 Addison St South Bend, IN	3.0	1.0	900	$1,250	$1.39	43d	1	1.47mi
1213 E Donald St South Bend, IN	2.0	1.0	648	$1,050	$1.62	21d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $79,000 Active 130 DOM
2. 2026-06-17
   days on market $79,000 Active 129 DOM
3. 2026-06-16
   days on market $79,000 Active 128 DOM
4. 2026-06-15
   days on market $79,000 Active 127 DOM
5. 2026-06-14
   days on market $79,000 Active 125 DOM
6. 2026-06-13
   days on market $79,000 Active 124 DOM
7. 2026-06-10
   days on market $79,000 Active 122 DOM
8. 2026-06-09
   days on market $79,000 Active 121 DOM
9. 2026-06-08
   days on market $79,000 Active 120 DOM
10. 2026-06-07
    days on market $79,000 Active 119 DOM
11. 2026-06-03
    days on market $79,000 Active 115 DOM
12. 2026-06-02
    days on market $79,000 Active 114 DOM
13. 2026-06-01
    days on market $79,000 Active 113 DOM
14. 2026-05-31
    days on market $79,000 Active 112 DOM
15. 2026-05-14
    status Pending 147-char remark

    Show marketing remark (147 chars)

    Has been a rental for several years let's add this to your portfolio. Opportunity to have a nice home or investment. Needs a little TLC. Sold as is

16. 2026-02-12
    price $79,000 147-char remark

    Show marketing remark (147 chars)

    Has been a rental for several years let's add this to your portfolio. Opportunity to have a nice home or investment. Needs a little TLC. Sold as is

17. 2026-01-26
    listed $90,000 Active 147-char remark

    Show marketing remark (147 chars)

    Has been a rental for several years let's add this to your portfolio. Opportunity to have a nice home or investment. Needs a little TLC. Sold as is

ⓘ 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: $687 · $57/mo
• Projected year-2 tax: $687 · $57/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: $13,452
• − Mortgage interest: −$4,425
• − Property taxes: −$687
• − Insurance: −$395
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,298
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,736/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): 12,279
• Household income: $42,537
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 545.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 41% Hispanic / Latino 24% Black 23% Two or more races 22% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 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: ▼ -20.88%
• Current HPI: 270.0303
• Rent YoY: ▲ 4.08%
• 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

-12.2% since first listed

3 events — show timeline

• 2026-05-14 Pending — IRMLS
• 2026-02-12 Price Changed $79,000 IRMLS
• 2026-01-26 Listed $90,000 IRMLS

Property tax history

-11.1%/yr

Latest (2023): $687 · -0.7% YoY. Source: county tax records.