5405 Arrowhead Blvd · Kokomo, IN 46902

$79,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1958 7,667 sqft lot Est $137k · 42% under

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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 +9.2/10.0
• 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

Great opportunity for investors or buyers looking to build equity! This 3-bedroom, 1-bath home offers approximately 960 square feet of living space and is ready for your vision and updates. Situated in an established neighborhood, this property features a functional layout with solid potential. Whether you’re looking for your next flip, rental, or project home, this one has the bones to bring it back to life. Cash buyers only. Bring your tools and ideas—this is your chance to create value!

Key facts

• 7,667 sq ft lot
• Built 1958
• Listed 2 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-story, single family residence; Site-built home
• Construction: Wood siding; Slab foundation
• Exterior features: Rolling slope lot; Lot dimensions approximately 59 x 126

Interior

• Kitchen:
• Bedrooms: Bedrooms located on the main level
• Flooring:
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Five total rooms; Main-level laundry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 10.8% 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.
• 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.
• Zoned schools: Taylor Elementary School (math 19% / reading 19%, grade F, #829 of 994 statewide, top 84%, 513 students, 78% FRL); Taylor Middle School (math 13% / reading 20%, grade F, #287 of 330 statewide, top 88%, 413 students, 76% FRL); Taylor High School (math 32% / reading 52%, grade F, #197 of 369 statewide, top 57%, 374 students, 67% FRL) — zoned schools average 74% FRL vs 45% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 232 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1958 — 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. 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: 1.42% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.10%
• DSCR: 1.72
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5208 Algonquin Trl	0.20mi	3/1.0	960 (0%)	7mo	$140,000	$146	85
5003 Council Ring Blvd	0.44mi	3/1.0	960 (0%)	0mo	$139,900	$146	79
5510 Arrowhead Blvd	0.11mi	3/1.0	912 (-5%)	10mo	$90,000	$99	78
5010 Arrowhead Blvd	0.29mi	3/1.0	960 (0%)	10mo	$137,500	$143	78
5625 Wigwam Ct	0.57mi	3/1.0	904 (-6%)	2mo	$129,900	$144	63
5716 Council Ring Blvd	0.69mi	3/1.0	1,008 (+5%)	2mo	$152,500	$151	58
1105 Peace Pipe Dr	0.49mi	3/1.0	864 (-10%)	5mo	$145,000	$168	57
5234 Council Ring Blvd	0.58mi	3/1.0	1,040 (+8%)	6mo	$124,550	$120	54
5732 Wampum Dr	0.58mi	3/1.0	864 (-10%)	3mo	$115,000	$133	53
5912 Council Ring Blvd	0.54mi	3/1.0	1,104 (+15%)	2mo	$93,000	$84	48
6012 Waubesa Way	0.59mi	3/1.0	1,098 (+14%)	7mo	$138,499	$126	43
5915 Waubesa Way	0.56mi	3/1.0	1,104 (+15%)	8mo	$150,000	$136	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 · 1.8% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $4,867
• Equity at exit: $11,913

10-year hold

• IRR: 14.0%
• Equity multiple: 2.06×
• Total profit: $23,627
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $300

Break-even live

Break-even rent $751

Max offer price $79,900

Occupancy floor 68%

Sensitivity live

Price	-10% $345	-5% $323	+0% $300	+5% $278	+10% $255
Rent	-10% $211	-5% $256	+0% $300	+5% $345	+10% $390
Rate	-1.0pp $340	-0.5pp $321	base $300	+0.5pp $280	+1.0pp $258

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4131 S 00ew Unit C Kokomo, IN	2.0	1.0	837	$1,000	$1.19	44d	1	0.69mi
1220 E Alto Rd Unit F-60 Kokomo, IN	2.0	1.0	840	$910	$1.08	44d	1	1.15mi
1220 E Alto Rd Unit H-86 Kokomo, IN	2.0	2.0	920	$960	$1.04	44d	1	1.15mi
430 W Rainbow Cir Kokomo, IN	3.0	1.0–2.5	966	$1,345	$1.39	2d	6	1.48mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   listed $79,900 Active

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,692 · $141/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 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: $13,572
• − Mortgage interest: −$4,476
• − Property taxes: −$1,692
• − Insurance: −$400
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,324
• Taxable income: $2,509
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $3,000/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

2 events — show timeline

• 2026-04-29 Pending — IRMLS
• 2026-04-27 Listed $79,900 IRMLS

Property tax history

+6.8%/yr

Latest (2024): $1,692 · +14.8% YoY. Source: county tax records.