1002 Amhurst Ave · South Bend, IN 46614

$135,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 1 Days on market

Built 1957 9,148 sqft lot Est $179k · 25% under

---

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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

1002 Amhurst Ave offers 4 bedrooms, 1 bathroom, and a detached one-car garage. This home is full of potential and is perfect for investors looking for a long-term rental opportunity or buyers ready to make it their own starter home. Property needs some TLC and is being sold As Is.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1957

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: Attached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; 1 story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Level lot; Lot dimensions approximately 55 x 167

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: 7 total rooms
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.5% vs local median 4.3% 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: Marshall Traditional School (math 27% / reading 27%, grade F, #737 of 994 statewide, top 76%, 397 students, 59% FRL); Lasalle Academy (math 23% / reading 53%, grade F, #136 of 330 statewide, top 44%, 488 students, 56% FRL); Riley High School (math 19% / reading 46%, grade F, #293 of 369 statewide, top 80%, 992 students, 67% FRL).
• Zoned-school proficiency averages 32% at this address vs 16% district-wide (+16 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: 193 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1957 — 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 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $179,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
831 Lancaster Dr	0.16mi	3/1.0	1,238 (-3%)	3mo	$167,000	$135	85
3529 Woldhaven Dr	0.19mi	3/1.0	1,230 (-4%)	6mo	$131,000	$107	79
4020 Brookton Dr	0.38mi	3/1.5	1,288 (+1%)	5mo	$175,000	$136	75
1001 Lancaster Dr	0.20mi	3/1.0	1,116 (-13%)	1mo	$188,000	$168	69
1337 Byron Dr	0.39mi	4/1.0 (+1)	1,234 (-4%)	3mo	$205,000	$166	68
618 Donmoyer Ave	0.58mi	3/1.0	1,266 (-1%)	4mo	$197,500	$156	67
3416 Whitcomb Ave	0.60mi	3/1.5	1,316 (+3%)	2mo	$205,000	$156	63
901 Donmoyer Ave	0.52mi	2/1.5 (-1)	1,248 (-2%)	6mo	$175,000	$140	60
822 E Woodside St	0.56mi	2/1.0 (-1)	1,213 (-5%)	2mo	$143,000	$118	58
1426 Oakdale Dr	0.65mi	3/1.5	1,363 (+6%)	3mo	$229,900	$169	55
416 E Chippewa Ave	0.51mi	3/2.0	1,440 (+12%)	6mo	$126,400	$88	46
830 Eckman St	0.68mi	3/1.5	1,100 (-14%)	1mo	$79,000	$72	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,719
• Equity at exit: $20,129

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $15,795
• Equity at exit: $11,672

Cash invested: $37,800 (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 46614

• Home prices YoY: -32.0%
• Active inventory: 193
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$708
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $254

Break-even live

Break-even rent $1,115

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $330	-5% $292	+0% $254	+5% $216	+10% $177
Rent	-10% $140	-5% $197	+0% $254	+5% $311	+10% $367
Rate	-1.0pp $322	-0.5pp $288	base $254	+0.5pp $219	+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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 E Chippewa Ave South Bend, IN	3.0	1.0	1344	$1,399	$1.04	46d	1	0.08mi
416 E Chippewa Ave South Bend, IN	4.0	2.0	1440	$1,900	$1.32	46d	1	0.53mi
3406 Whitcomb Ave South Bend, IN	4.0	3.0	1665	$7,887	$4.74	46d	1	0.60mi
4005 Addison St South Bend, IN	3.0	1.0	900	$1,250	$1.39	46d	1	0.68mi
405 E Woodside St South Bend, IN	3.0	1.0	1440	$1,425	$0.99	23d	1	0.70mi
525 E Eckman St South Bend, IN	3.0	1.0	1400	$1,500	$1.07	46d	1	0.76mi
1471 E Ireland Rd South Bend, IN	3.0	2.0	1073	$1,350	$1.26	46d	1	0.77mi
909 E Fairview Ave South Bend, IN	3.0	1.0	1128	$1,450	$1.29	46d	1	0.79mi
821 E Fairview Ave South Bend, IN	3.0	1.0	1248	$1,399	$1.12	46d	1	0.79mi
2032 Southern Vw Unit 1a South Bend, IN	2.0	1.0	1000	$1,200	$1.20	15d	1	1.02mi
214 Altgeld St South Bend, IN	2.0	1.0	950	$1,200	$1.26	23d	1	1.05mi
2114 High St South Bend, IN	3.0	1.0	949	$1,300	$1.37	46d	1	1.06mi
114 Altgeld St South Bend, IN	3.0	2.0	1680	$1,399	$0.83	46d	1	1.10mi
1912 Miami St Unit 1912 South Bend, IN	3.0	1.5	1300	$1,400	$1.08	46d	1	1.20mi
202 E Calvert St South Bend, IN	2.0	1.0	1000	$999	$1.00	23d	1	1.33mi
4245 Irish Hills Dr South Bend, IN	1.0–2.0	1.0–1.5	739	$1,436	$1.94	15d	77	1.38mi
1729 E Calvert St South Bend, IN	3.0	1.0	900	$1,300	$1.44	46d	1	1.47mi

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   listed $135,000 Active
3. 2024-10-12
   price $144,900
4. 2024-09-22
   listed $149,900 Active
5. 2014-05-01
   listed $45,890

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,235
• − Mortgage interest: −$7,562
• − Property taxes: −$1,399
• − Insurance: −$675
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,927
• Taxable income: $914
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,827/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): 29,602
• Household income: $74,153
• Rent vs Own: 20.3% rent · 79.7% own
• Severe rent burden: 496.0

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 (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 10% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 8% Italian 2% Iranian 2%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 92% English-only · Spanish 4%

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: ▼ -100.12%
• Current HPI: 212.2634
• Rent YoY: —
• 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

+194.2% since first listed

5 events — show timeline

• 2026-05-19 Pending — IRMLS
• 2026-05-19 Listed $135,000 IRMLS
• 2024-10-12 Price Changed $144,900 IRMLS
• 2024-09-22 Listed $149,900 IRMLS
• 2014-05-01 Listed $45,890 IRMLS

Property tax history

-6.0%/yr

Latest (2023): $1,399 · -0.7% YoY. Source: county tax records.