714 W Blaine Ave · Elkhart, IN 46516

$100,000

2 bd · 1.0 ba · 772 sqft · SingleFamily public records · 32 Days on market

Built 1916 5,663 sqft lot Est $134k · 26% under ↓ 14% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This site-built ranch home offers a highly functional, single-level footprint featuring 2 bedrooms and 1 full bathroom. The exterior is finished with vinyl siding, a covered front porch with wood railings, and a rear deck overlooking the property. The interior features a straightforward, open-concept flow between the main living area and the kitchen. The kitchen is equipped with white cabinetry, laminate countertops, a standalone gas range, and an adjacent pantry alcove for utility storage. Both bedrooms offer dedicated closet storage and are serviced by the central full bathroom, which includes a tub/shower combination with tile surround. Main-level laundry hookups are situated in a dedica

Key facts

• Covered front porch
• Open-concept flow
• Vinyl siding

Tags

• VINYL SIDING
• COVERED FRONT PORCH
• REAR DECK
• OPEN-CONCEPT FLOW
• WHITE CABINETRY
• LAMINATE COUNTERTOPS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding
• Exterior features: Level lot

Interior

• Bedrooms: Total of 6 rooms (including bedrooms and living areas); Bedroom(s) located on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Finished living space on one level; Unfinished basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $63 ($757/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (3.3% below list).
• Recommended offer: $97k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.0% in Elkhart — 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 (#224 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime F, commute F.
• Elkhart Community Schools (urban): math 18% / reading 25% proficiency, ranked #271 of 301 in IN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Roosevelt Steam Academy (math 8% / reading 9%, grade F, #939 of 994 statewide, top 95%, 524 students, 83% FRL); West Side Middle School (math 15% / reading 31%, grade F, #263 of 330 statewide, top 80%, 582 students, 67% FRL); Elkhart High School (math 17% / reading 51%, grade F, #285 of 369 statewide, top 78%, 3,325 students, 63% FRL).
• Market conditions: 150 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% of comp listings sitting > 30 days — soft ceiling on asking rent; 484 units permitted in Elkhart County in 2024 (136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Elkhart County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,674 (3.3% below list)

Questions for the listing agent

1. It's been on market 32 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 1916 — 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: 0.97% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $134,328
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
529 Concord Ave	0.21mi	2/1.0	768 (-0%)	1mo	$150,000	$195	88
730 W Wolf Ave	0.09mi	2/1.0	704 (-9%)	2mo	$93,000	$132	80
1020 Concord Ave	0.31mi	2/1.0	800 (+4%)	18mo	$139,500	$174	65
1102 W Wolf Ave	0.35mi	3/1.0 (+1)	864 (+12%)	1mo	$185,000	$214	58
1102 W Wolf Ave	0.35mi	3/1.0 (+1)	864 (+12%)	16mo	$130,000	$150	46

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-12,166
• Equity at exit: $14,910

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-5,337
• Equity at exit: $8,646

Cash invested: $28,000 (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 46516

• Active inventory: 150
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $967 high
• Mortgage (P&I): −$524
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $63

Break-even live

Break-even rent $887

Max offer price $100,000

Occupancy floor 88%

Sensitivity live

Price	-10% $120	-5% $91	+0% $63	+5% $35	+10% $6
Rent	-10% $-13	-5% $25	+0% $63	+5% $101	+10% $139
Rate	-1.0pp $113	-0.5pp $89	base $63	+0.5pp $37	+1.0pp $11

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 S 5th St Elkhart, IN	1.0	1.0	550	$775	$1.41	45d	1	0.77mi
419 W Marion St Unit C Elkhart, IN	1.0	1.0	650	$650	$1.00	45d	1	0.79mi
419 W Marion St Apt D Elkhart, IN	1.0	1.0	600	$600	$1.00	45d	1	0.80mi
1464 Hudson St Apt B Elkhart, IN	1.0	1.0	750	$800	$1.07	23d	1	0.80mi
509 W Franklin St Apt C Elkhart, IN	1.0	1.0	720	$750	$1.04	45d	1	0.85mi
1401 S Main St Elkhart, IN	1.0	1.0	875	$1,750	$2.00	45d	1	0.90mi
660 Stamp Dr Elkhart, IN	2.0	1.0	1120	$1,250	$1.12	23d	1	0.91mi
524 W High St Unit 1/2 Elkhart, IN	2.0	1.0	750	$775	$1.03	45d	1	0.93mi
204 Middlebury St Unit 204 Elkhart, IN	1.0	1.0	700	$775	$1.11	45d	1	0.97mi
647 W Lexington Ave Unit C Elkhart, IN	2.0	1.0	860	$995	$1.16	23d	1	0.98mi
1308 Princeton St Elkhart, IN	2.0	1.0	981	$1,350	$1.38	23d	1	1.03mi
310 W Lexington Ave Apt C Elkhart, IN	1.0	1.0	750	$750	$1.00	45d	1	1.08mi
115 S 3rd St Unit ST3 Elkhart, IN	1.0	1.0	600	$859	$1.43	45d	1	1.11mi
160 N 6th St Elkhart, IN	1.0	1.0	700	$795	$1.14	45d	1	1.13mi
229 W Jackson Blvd Elkhart, IN	2.0	1.0	625	$725	$1.16	45d	2	1.14mi
604 Middlebury St Unit 2 Elkhart, IN	1.0	1.0	675	$775	$1.15	45d	1	1.18mi
2629 Decamp Ave Elkhart, IN	1.0–2.0	1.0	775	$950	$1.23	23d	1	1.23mi
323 Sherman St Unit A Elkhart, IN	2.0	1.0	750	$850	$1.13	45d	1	1.24mi
2700 Ridgewood Dr Elkhart, IN	3.0	1.0–2.0	720	$1,208	$1.68	45d	1	1.25mi
200 Jr. Achievement Dr Elkhart, IN	1.0–2.0	1.0–2.0	946	$1,770	$1.87	23d	10	1.43mi

Listing history 21 events

1. 2026-06-21
   days on market $100,000 Active 32 DOM
2. 2026-06-19
   days on market $100,000 Active 30 DOM
3. 2026-06-18
   days on market $100,000 Active 29 DOM
4. 2026-06-17
   days on market $100,000 Active 28 DOM
5. 2026-06-16
   days on market $100,000 Active 27 DOM
6. 2026-06-15
   days on market $100,000 Active 26 DOM
7. 2026-06-14
   days on market $100,000 Active 24 DOM
8. 2026-06-13
   days on market $100,000 Active 23 DOM
9. 2026-06-10
   days on market $100,000 Active 21 DOM
10. 2026-06-09
    days on market $100,000 Active 20 DOM
11. 2026-06-08
    days on market $100,000 Active 19 DOM
12. 2026-06-07
    days on market $100,000 Active 18 DOM
13. 2026-06-05
    days on market $100,000 Active 15 DOM
14. 2026-06-03
    days on market $100,000 Active 14 DOM
15. 2026-06-02
    days on market $100,000 Active 13 DOM
16. 2026-06-01
    days on market $100,000 Active 12 DOM
17. 2026-05-31
    days on market $100,000 Active 11 DOM
18. 2026-05-30
    days on market $100,000 Active 10 DOM
19. 2026-05-20
    listed $100,000 Active
20. 2025-09-22
    price $106,000
21. 2025-08-05
    listed $116,000 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: $1,615 · $135/mo
• Projected year-2 tax: $1,615 · $135/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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,601
• − Mortgage interest: −$5,602
• − Property taxes: −$1,615
• − Insurance: −$500
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,909
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $968/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: Elkhart Community Schools
• NCES district ID: 1803270
• Math proficiency: 18% ▼ -12.00%
• Reading proficiency: 25% ▼ -9.00%
• Median HH income: $42,881
• Composite: 18.45/100
• National rank: #8928
• State rank: #271 of 301 in IN

Livability — Elkhart

• Score: 68/100
• State rank: #224
• US rank: #9852

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkhart, IN
• County: Elkhart County · 107,928 people
• City population: 74,260
• Metro: Elkhart-Goshen, IN
• Population (ZIP): 31,871
• Household income: $56,492
• Rent vs Own: 37.3% rent · 62.7% own
• Severe rent burden: 995.0

Population outlook (Elkhart County) Hauer SSP2

• Today (2025): 213,761 people
• By 2030: 218,103 · +2.0%
• By 2040: 225,381 · +5.4%
• By 2050: 229,447 · +7.3%
• By 2075: 232,856 · +8.9%
• By 2100: 214,088 · +0.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Hispanic / Latino 26% Black 9% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 2% Iranian 2% Lithuanian 2%
• Foreign-born: 15% · Canada
• Languages at home: 77% English-only · Spanish 19% Other Indo-European 3%

Political lean MEDSL · Elkhart

• 2024 margin: Solid R (+32.4) · D 33.1% · R 65.5% · Other 1.4%
• 2008→2024 swing: -21.2pp toward R · 2008: -11.2pp · 2024: -32.4pp
• All cycles: 2024: R+32.4 2020: R+28.1 2016: R+32.4 2012: R+26.5 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.42%
• Current HPI: 239.2508
• Rent YoY: —
• Metro: Elkhart-Goshen, 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

-13.8% since first listed

3 events — show timeline

• 2026-05-20 Listed $100,000 IRMLS
• 2025-09-22 Price Changed $106,000 IRMLS
• 2025-08-05 Listed $116,000 IRMLS

Property tax history

+1.7%/yr

Latest (2025): $1,615 · +10.6% YoY. Source: county tax records.