1912 Kendall St · South Bend, IN 46613

$79,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 248 Days on market

Built 1922 Fair condition 4,386 sqft lot $97/sqft · 29% below area Est $112k · 29% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• 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.

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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $413 ($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 12.6% vs local median 4.7% 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: Kennedy Academy (math 45% / reading 52%, grade D, #304 of 994 statewide, top 31%, 520 students, 61% FRL); Jackson Middle School (math 3% / reading 8%, grade F, #326 of 330 statewide, top 99%, 528 students, 82% FRL); Riley High School (math 19% / reading 46%, grade F, #293 of 369 statewide, top 80%, 992 students, 67% FRL) — zoned schools at 70% FRL track the district average.
• Zoned-school proficiency averages 29% at this address vs 16% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the South Bend Community School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.1%/yr); 155 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 33% 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 248 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 248 days. Have you received any prior offers? Is the seller open to a 12% 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 1922 — 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: 1.47% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.39%
• DSCR: 2.00
• GRM: 5.7

CMA / ARV

• ARV (median comp): $111,714
• List price: $79,000
• Delta: -29.28%
• 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%)	7mo	$68,000	$85	84
2213 Kendall St	0.18mi	2/1.0	792 (-3%)	10mo	$99,900	$126	78
914 W Calvert St	0.16mi	2/1.0	768 (-6%)	10mo	$40,000	$52	74
2126 S Taylor St	0.20mi	2/1.0	750 (-8%)	11mo	$65,000	$87	68
1919 S Taylor St	0.11mi	2/1.0	916 (+12%)	12mo	$135,000	$147	65
2212 Franklin St	0.32mi	2/1.0	915 (+12%)	4mo	$152,000	$166	61
2018 Kemble Ave	0.20mi	2/1.0	704 (-14%)	11mo	$71,000	$101	58
1929 Swygart Ave	0.53mi	3/1.0 (+1)	864 (+6%)	3mo	$80,000	$93	58
128 Milton St	0.59mi	2/1.0	832 (+2%)	15mo	$138,000	$166	56
2205 Morris St	0.67mi	2/1.0	852 (+4%)	16mo	$92,000	$108	48
2110 S Gertrude St	0.70mi	2/1.0	720 (-12%)	3mo	$92,000	$128	45
312 E Donald St	0.74mi	2/1.0	748 (-8%)	13mo	$25,000	$33	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: 16.4%
• Equity multiple: 1.67×
• Total profit: $14,758
• Equity at exit: $11,779

10-year hold

• IRR: 25.7%
• Equity multiple: 3.35×
• Total profit: $52,023
• 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 →

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

Active competition Active MLS

• For sale now: 13 active · 15 under contract
• Months of supply: 6.5 mo (15%/mo absorbed)
• Median asking: $115,000 ($136/sqft)
• Median days on market: 89 d
• This list price: 8% of active listings are priced below it
• ARV vs active asking: +0.8% vs current asking $/sqft

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

ZIP-level market 46613

• Home prices YoY: -7.2%
• Rents YoY: 4.1%
• Active inventory: 155
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,161 high
• Mortgage (P&I): −$414
• Tax from tax record: −$57 /mo · $687/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $413

Break-even live

Break-even rent $639

Max offer price $79,000

Occupancy floor 59%

Sensitivity live

Price	-10% $458	-5% $435	+0% $413	+5% $390	+10% $368
Rent	-10% $321	-5% $367	+0% $413	+5% $459	+10% $505
Rate	-1.0pp $453	-0.5pp $433	base $413	+0.5pp $392	+1.0pp $372

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	154d	1	0.09mi
2016 Kendall St South Bend, IN	2.0	1.0	768	$1,224	$1.59	0d	1	0.09mi
2102 S Scott St South Bend, IN	3.0	1.0	768	$1,250	$1.63	184d	1	0.15mi
1909 Swygart Ave South Bend, IN	2.0	1.0	720	$1,100	$1.53	154d	1	0.51mi
1928 S Walnut St South Bend, IN	2.0	1.0	700	$1,150	$1.64	184d	1	0.55mi
115 E Dubail Ave South Bend, IN	2.0	1.0	1000	$1,200	$1.20	10d	1	0.61mi
115 E Dubail Ave South Bend, IN	2.0	1.0	1000	$1,200	$1.20	16d	1	0.61mi
202 E Calvert St South Bend, IN	2.0	1.0	1000	$1,050	$1.05	51d	1	0.64mi
202 E Calvert St Unit 3 South Bend, IN	2.0	1.0	1000	$1,050	$1.05	10d	1	0.64mi
202 E Calvert St South Bend, IN	2.0	1.0	1000	$999	$1.00	162d	1	0.64mi
107 W Fairview Ave Unit a South Bend, IN	2.0	1.0	952	$1,000	$1.05	10d	1	0.65mi
238 E Donald St Unit 2019 South Bend, IN	2.0	1.0	1074	$1,200	$1.12	2d	1	0.72mi
214 Altgeld St South Bend, IN	2.0	1.0	950	$1,200	$1.26	162d	1	0.73mi
1714 Pulaski St South Bend, IN	3.0	1.0	768	$1,269	$1.65	36d	1	0.77mi
1714 Pulaski St South Bend, IN	3.0	1.0	768	$1,269	$1.65	10d	1	0.77mi
237 E Victoria St South Bend, IN	3.0	1.0	840	$995	$1.18	184d	1	0.78mi
1709 Pulaski St South Bend, IN	2.0	1.0	672	$1,059	$1.58	10d	1	0.80mi
1709 Pulaski St South Bend, IN	2.0	1.0	672	$1,059	$1.58	36d	1	0.80mi
2728 S Michigan St South Bend, IN	2.0	1.0	900	$1,225	$1.36	7d	1	0.80mi
1630 S Jackson St South Bend, IN	2.0	1.0	700	$950	$1.36	44d	1	0.84mi
225 E Woodside St South Bend, IN	3.0	1.0	1066	$1,389	$1.30	51d	1	0.95mi
614 E Fairview Ave South Bend, IN	2.0	1.0	627	$1,100	$1.75	50d	1	1.01mi
1339 Dunham St South Bend, IN	2.0	1.0	1018	$1,115	$1.10	10d	1	1.03mi
3118 S Saint Joseph St South Bend, IN	2.0	1.0	769	$1,219	$1.59	36d	1	1.06mi
3118 S Saint Joseph St South Bend, IN	2.0	1.0	769	$1,219	$1.59	10d	1	1.06mi
1317 Poland St South Bend, IN	3.0	1.0	1100	$1,300	$1.18	162d	1	1.07mi
1612 S Carlisle St South Bend, IN	2.0	1.0	672	$1,000	$1.49	184d	1	1.08mi
1612 S Carlisle St South Bend, IN	2.0	1.0	672	$995	$1.48	10d	1	1.08mi
2114 High St South Bend, IN	3.0	1.0	949	$1,300	$1.37	184d	1	1.09mi
2101 S Carlisle St South Bend, IN	3.0	1.0	1054	$1,150	$1.09	2d	1	1.10mi
415 S Lafayette Blvd South Bend, IN	1.0–2.0	1.0–2.0	911	$1,975	$2.17	0d	7	1.23mi
532 Kosciuszko St Unit 2 South Bend, IN	1.0	1.0	950	$1,100	$1.16	10d	1	1.28mi
533 Columbia St Unit C South Bend, IN	1.0	1.0	600	$700	$1.17	162d	1	1.31mi
2112 Miami St Unit 1 South Bend, IN	1.0	1.0	700	$950	$1.36	1d	1	1.32mi
2113 S Meade St #2 South Bend, IN	2.0	1.0	900	$1,000	$1.11	51d	1	1.34mi
604 E South St South Bend, IN	1.0	1.0	750	$825	$1.10	184d	1	1.37mi
1225 Miami St Unit A South Bend, IN	2.0	1.0	700	$1,025	$1.46	45d	1	1.40mi
1142 E Indiana Ave South Bend, IN	1.0	1.0	751	$599	$0.80	154d	1	1.42mi
4005 Addison St South Bend, IN	3.0	1.0	900	$1,250	$1.39	184d	1	1.47mi
1213 E Donald St South Bend, IN	2.0	1.0	648	$1,050	$1.62	162d	1	1.49mi

Listing history 50 events

1. 2026-10-14
   days on market $79,000 Active 248 DOM
2. 2026-10-13
   days on market $79,000 Active 247 DOM
3. 2026-10-12
   days on market $79,000 Active 246 DOM
4. 2026-10-11
   days on market $79,000 Active 245 DOM
5. 2026-10-10
   days on market $79,000 Active 244 DOM
6. 2026-10-09
   days on market $79,000 Active 243 DOM
7. 2026-10-08
   days on market $79,000 Active 242 DOM
8. 2026-10-07
   days on market $79,000 Active 241 DOM
9. 2026-10-06
   days on market $79,000 Active 240 DOM
10. 2026-10-05
    days on market $79,000 Active 239 DOM
11. 2026-10-04
    days on market $79,000 Active 238 DOM
12. 2026-10-03
    days on market $79,000 Active 237 DOM
13. 2026-10-02
    days on market $79,000 Active 236 DOM
14. 2026-10-01
    days on market $79,000 Active 235 DOM
15. 2026-09-30
    days on market $79,000 Active 234 DOM
16. 2026-09-29
    days on market $79,000 Active 233 DOM
17. 2026-09-28
    days on market $79,000 Active 232 DOM
18. 2026-09-27
    days on market $79,000 Active 231 DOM
19. 2026-09-26
    days on market $79,000 Active 230 DOM
20. 2026-09-25
    days on market $79,000 Active 229 DOM
21. 2026-09-24
    days on market $79,000 Active 228 DOM
22. 2026-09-24
    days on market $79,000 Active 227 DOM
23. 2026-09-22
    days on market $79,000 Active 226 DOM
24. 2026-09-21
    days on market $79,000 Active 225 DOM
25. 2026-09-20
    days on market $79,000 Active 224 DOM
26. 2026-09-18
    days on market $79,000 Active 222 DOM
27. 2026-09-17
    days on market $79,000 Active 221 DOM
28. 2026-09-16
    days on market $79,000 Active 220 DOM
29. 2026-09-15
    days on market $79,000 Active 219 DOM
30. 2026-09-14
    days on market $79,000 Active 218 DOM
31. 2026-09-13
    days on market $79,000 Active 217 DOM
32. 2026-09-12
    days on market $79,000 Active 216 DOM
33. 2026-09-11
    days on market $79,000 Active 215 DOM
34. 2026-09-05
    days on market $79,000 Active 209 DOM
35. 2026-09-04
    days on market $79,000 Active 208 DOM
36. 2026-09-03
    days on market $79,000 Active 207 DOM
37. 2026-08-31
    days on market $79,000 Active 204 DOM
38. 2026-08-30
    days on market $79,000 Active 203 DOM
39. 2026-08-29
    days on market $79,000 Active 202 DOM
40. 2026-08-28
    days on market $79,000 Active 201 DOM
41. 2026-08-27
    days on market $79,000 Active 200 DOM
42. 2026-08-25
    days on market $79,000 Active 198 DOM
43. 2026-08-24
    days on market $79,000 Active 197 DOM
44. 2026-08-23
    days on market $79,000 Active 196 DOM
45. 2026-08-22
    days on market $79,000 Active 195 DOM
46. 2026-08-21
    days on market $79,000 Active 194 DOM
47. 2026-08-20
    days on market $79,000 Active 193 DOM
48. 2026-08-19
    days on market $79,000 Active 192 DOM
49. 2026-08-18
    days on market $79,000 Active 191 DOM
50. 2026-08-17
    days on market $79,000 Active 190 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: $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: $13,933
• − Mortgage interest: −$4,425
• − Property taxes: −$687
• − Insurance: −$395
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,298
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $4,018/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 · 6 photos

Fair 45/100 Moderate rehab Est. rehab $20,400–$36,720 screening

This home requires significant repairs and maintenance, including a new roof and exterior painting, to improve its condition and value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be in poor condition with visible damage and missing shingles.
• Major Windows (windows) — The windows appear to be old and possibly in need of replacement.
• Major Electrical (electrical) — The electrical panel appears to be old and may need to be replaced.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, indicating potential plumbing issues.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition, with peeling paint and possible structural issues.

Repairs flagged

• Major roof — Significant wear and tear visible on the roof.
• Major exterior siding — Peeling and in need of repainting.
• Major landscaping — Overgrown and in need of maintenance.

Value-add opportunities

• Both repair roof — A new roof will significantly improve the home's appearance and value. ↑
• Both paint exterior and interior — Fresh paint will improve the home's curb appeal and interior condition. ↑
• Both landscaping — A well-maintained yard will enhance the home's appeal and value. ↑

ⓘ 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 14/100

Zoned Schools

Elementary Monroe Elementary School F IN #970/994 Nat'l #40,579/41,679 Middle Jackson Middle School F IN #326/330 Nat'l #13,801/14,009 High Riley High School F IN #293/369 Nat'l #10,333/17,239

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): 12,279
• Household income: $42,537
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 5% 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: 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%
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 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: ▼ -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

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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

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.