907 Wingra Ct · Kokomo, IN 46902

$145,000

4 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 252 Days on market

Built 1962 8,712 sqft lot $104/sqft · at area comps Est $149k · at est. ↓ 5% since listing

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Why this score? — see what drove the C- 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 +23.1/30.0
• ARV discount +8.6/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy 4 bedroom home in Indiana Heights tucked away on a quiet cul-de-sac, this 4 bedroom home offers both comfort and convenience. Featuring a spacious living room and a welcoming family room, it provides plenty of space for gathering and relaxing. This home is the perfect place to settle in and make your own.

Key facts

• 8,712 sq ft lot
• Built 1962
• Listed 251 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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, schools F, amenities F.
• Taylor Community School Corporation (rural): math 17% / reading 23% proficiency, ranked #272 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.8%/yr); 232 active listings in the ZIP; 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

• It's been on market 252 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1962 — 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 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?
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: 1.02% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $148,718
• List price: $145,000
• Delta: -2.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Wingra Ct	0.03mi	4/1.0	1,530 (+10%)	2mo	$155,000	$101	80
813 Tomahawk Blvd	0.15mi	3/1.0 (-1)	1,440 (+3%)	4mo	$149,900	$104	78
5511 Arrowhead Blvd	0.39mi	4/1.5	1,427 (+2%)	9mo	$160,000	$112	68
704 Miami Blvd	0.39mi	3/1.0 (-1)	1,320 (-5%)	0mo	$154,500	$117	68
4908 Algonquin Trl	0.62mi	3/1.0 (-1)	1,392 (0%)	2mo	$149,900	$108	64
5308 Arrowhead Blvd	0.47mi	3/1.0 (-1)	1,368 (-2%)	8mo	$157,000	$115	64
5411 Longbow Dr	0.40mi	5/1.0 (+1)	1,305 (-6%)	8mo	$119,900	$92	59
1303 Tepee Dr	0.41mi	3/1.5 (-1)	1,240 (-11%)	8mo	$165,000	$133	49
707 Springwater Rd	0.59mi	3/2.0 (-1)	1,560 (+12%)	1mo	$249,900	$160	43
2126 Upland Ridge Way	0.66mi	3/2.0 (-1)	1,236 (-11%)	4mo	$246,000	$199	38
3022 Highland Springs Dr	0.73mi	3/2.0 (-1)	1,560 (+12%)	8mo	$199,000	$128	30
650 Springwater Rd	0.70mi	3/2.0 (-1)	1,200 (-14%)	9mo	$220,000	$183	28

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,813
• Equity at exit: $21,620

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $6,337
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $259

Break-even live

Break-even rent $1,154

Max offer price $145,000

Occupancy floor 78%

Sensitivity live

Price	-10% $341	-5% $300	+0% $259	+5% $218	+10% $177
Rent	-10% $142	-5% $200	+0% $259	+5% $317	+10% $376
Rate	-1.0pp $332	-0.5pp $296	base $259	+0.5pp $221	+1.0pp $183

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $145,000 Active 252 DOM
2. 2026-06-18
   days on market $145,000 Active 251 DOM
3. 2026-06-17
   days on market $145,000 Active 250 DOM
4. 2026-06-16
   days on market $145,000 Active 249 DOM
5. 2026-06-15
   days on market $145,000 Active 248 DOM
6. 2026-06-14
   days on market $145,000 Active 246 DOM
7. 2026-06-13
   days on market $145,000 Active 245 DOM
8. 2026-06-10
   days on market $145,000 Active 243 DOM
9. 2026-06-09
   days on market $145,000 Active 242 DOM
10. 2026-06-08
    days on market $145,000 Active 241 DOM
11. 2026-06-07
    days on market $145,000 Active 240 DOM
12. 2026-06-05
    days on market $145,000 Active 237 DOM
13. 2026-06-03
    days on market $145,000 Active 236 DOM
14. 2026-06-02
    days on market $145,000 Active 235 DOM
15. 2026-06-01
    days on market $145,000 Active 234 DOM
16. 2026-05-31
    days on market $145,000 Active 233 DOM
17. 2026-05-30
    days on market $145,000 Active 232 DOM
18. 2026-03-03
    price $145,000 311-char remark

    Show marketing remark (311 chars)

    Cozy 4 bedroom home in Indiana Heights tucked away on a quiet cul-de-sac, this 4 bedroom home offers both comfort and convenience. Featuring a spacious living room and a welcoming family room, it provides plenty of space for gathering and relaxing. This home is the perfect place to settle in and make your own.

19. 2025-11-20
    price $150,900 311-char remark

    Show marketing remark (311 chars)

    Cozy 4 bedroom home in Indiana Heights tucked away on a quiet cul-de-sac, this 4 bedroom home offers both comfort and convenience. Featuring a spacious living room and a welcoming family room, it provides plenty of space for gathering and relaxing. This home is the perfect place to settle in and make your own.

20. 2025-10-10
    listed $152,900 Active 311-char remark

    Show marketing remark (311 chars)

    Cozy 4 bedroom home in Indiana Heights tucked away on a quiet cul-de-sac, this 4 bedroom home offers both comfort and convenience. Featuring a spacious living room and a welcoming family room, it provides plenty of space for gathering and relaxing. This home is the perfect place to settle in and make your own.

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$73/yr (+$6/mo · 6.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,774
• − Mortgage interest: −$8,122
• − Property taxes: −$1,086
• − Insurance: −$725
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,218
• Taxable income: $779
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,919/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: Taylor Community School Corporation
• NCES district ID: 1811250
• Math proficiency: 17% ▼ -10.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $52,382
• Composite: 18.12/100
• National rank: #8969
• State rank: #272 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

-5.2% since first listed

3 events — show timeline

• 2026-03-03 Price Changed $145,000 IRMLS
• 2025-11-20 Price Changed $150,900 IRMLS
• 2025-10-10 Listed $152,900 IRMLS

Property tax history

+11.6%/yr

Latest (2024): $1,086 · +21.3% YoY. Source: county tax records.