1910 Johnson St · South Bend, IN 46628

$70,000

1 bd · 1.0 ba · 600 sqft · SingleFamily public records · 52 Days on market

Built 1926 5,227 sqft lot $117/sqft · at area comps Est $73k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +9.5/15.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and updated 1-bedroom, 1-bath home that is move-in ready. This property has been recently refreshed with new cabinets, modern countertops, fresh paint, and new flooring throughout, offering a clean and low-maintenance living space. The home features a functional layout with approximately 600 sq ft, plus a covered front porch perfect for relaxing. Off-street parking and a manageable yard add to the home’s convenience and ease of upkeep. Previously used as a rental property, this home presents a great opportunity for investors looking to expand their portfolio or for an owner-occupant seeking an affordable, updated home. Conveniently located near local amenities, shopping, and

Key facts

• Covered front porch
• Manageable yard
• Off street parking

Tags

• COVERED FRONT PORCH
• OFF STREET PARKING
• MANAGEABLE YARD
• LOCAL AMENITIES
• MAJOR ROADWAYS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding; 600 above-grade finished area
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Includes refrigerator and gas range
• Bedrooms: 3 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Refrigerator; Gas Range; Unfinished basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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, 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: Coquillard Elementary School (math 2% / reading 2%, grade F, #989 of 994 statewide, top 100%, 343 students, 89% FRL); Navarre Middle School (math 0% / reading 4%, grade F, #330 of 330 statewide, top 100%, 519 students, 83% FRL); Washington High School (math 12% / reading 42%, grade F, #315 of 369 statewide, top 86%, 834 students, 79% FRL) — zoned schools average 84% FRL vs 66% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.8%/yr); 424 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.45% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 5.7

CMA / ARV

• ARV (median comp): $73,252
• List price: $70,000
• Delta: -4.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1626 Fremont St	0.48mi	2/1.0 (+1)	672 (+12%)	12mo	$75,000	$112	42
1521 Fremont St	0.55mi	2/1.0 (+1)	672 (+12%)	10mo	$55,000	$82	40
1406 N Meade St	0.65mi	2/1.0 (+1)	640 (+7%)	22mo	$50,000	$78	35
1527 Elwood Ave	0.60mi	2/1.0 (+1)	672 (+12%)	15mo	$87,000	$129	35
1113 Queen St	0.75mi	2/1.0 (+1)	656 (+9%)	13mo	$76,000	$116	33
1249 Fremont St	0.74mi	2/1.0 (+1)	688 (+15%)	4mo	$29,900	$43	33

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 · 6.78% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.62×
• Total profit: $12,139
• Equity at exit: $10,437

10-year hold

• IRR: 26.2%
• Equity multiple: 3.73×
• Total profit: $53,499
• Equity at exit: $6,052

Cash invested: $19,600 (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 46628

• Rents YoY: 6.8%
• Active inventory: 424
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$367
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $305

Break-even live

Break-even rent $629

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 Huey St South Bend, IN	2.0	1.0	720	$995	$1.38	21d	1	0.32mi
1614 Fremont St South Bend, IN	2.0	1.0	720	$850	$1.18	21d	1	0.50mi
1308 Kinyon St South Bend, IN	2.0	1.0	700	$1,100	$1.57	44d	1	0.59mi
937 Roosevelt St South Bend, IN	2.0	1.0	720	$1,060	$1.47	44d	1	0.79mi
929 Beale St South Bend, IN	2.0	1.0	720	$975	$1.35	44d	1	0.80mi
2823 Calhoun St South Bend, IN	2.0	1.0	720	$1,249	$1.73	44d	1	0.86mi
3224 Ardmore Trl South Bend, IN	1.0	1.0	675	$864	$1.28	13d	2	1.22mi
717 Huey St South Bend, IN	2.0	1.0	672	$1,050	$1.56	44d	1	1.23mi
729 N Elmer St South Bend, IN	2.0	1.0	672	$1,100	$1.64	13d	1	1.23mi

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 52 DOM
2. 2026-06-17
   days on market $70,000 Active 51 DOM
3. 2026-06-16
   days on market $70,000 Active 50 DOM
4. 2026-06-15
   days on market $70,000 Active 49 DOM
5. 2026-06-14
   days on market $70,000 Active 47 DOM
6. 2026-06-13
   days on market $70,000 Active 46 DOM
7. 2026-06-10
   days on market $70,000 Active 44 DOM
8. 2026-06-09
   days on market $70,000 Active 43 DOM
9. 2026-06-08
   days on market $70,000 Active 42 DOM
10. 2026-06-07
    pricedays on market $70,000 Active 41 DOM
11. 2026-06-03
    days on market $75,000 Active 37 DOM
12. 2026-06-02
    days on market $75,000 Active 36 DOM
13. 2026-06-01
    days on market $75,000 Active 35 DOM
14. 2026-05-31
    days on market $75,000 Active 34 DOM
15. 2026-05-30
    days on market $75,000 Active 33 DOM
16. 2026-05-13
    price $75,000 767-char remark
17. 2026-04-27
    listed $80,000 Active 767-char remark
18. 2026-03-01
    historical $1,100
19. 2026-01-04
    listed $1,100

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,212 · $101/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: $12,192
• − Mortgage interest: −$3,921
• − Property taxes: −$1,212
• − Insurance: −$350
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,036
• Taxable income: $2,721
• Est. tax owed @ 24.0%: −$653
• After-tax cash flow: $3,011/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): 27,685
• Household income: $61,759
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1024.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 55% Black 30% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 12% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 89% English-only · Spanish 7% Russian/Polish/Slavic 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: ▼ -130.47%
• Current HPI: 202.112
• Rent YoY: ▲ 6.78%
• 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

+6263.6% since first listed

5 events — show timeline

• 2026-06-06 Price Changed $70,000 IRMLS
• 2026-05-13 Price Changed $75,000 IRMLS
• 2026-04-27 Listed $80,000 IRMLS
• 2026-03-01 Rental Removed $1,100 APPFOLIO
• 2026-01-04 Listed for Rent $1,100 APPFOLIO

Property tax history

+0.7%/yr

Latest (2025): $1,212 · -15.2% YoY. Source: county tax records.