2009 Leer St · South Bend, IN 46613

$110,000

4 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 43 Days on market

Built 1917 3,920 sqft lot $95/sqft · 14% above area Est $120k · 8% 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 +29.7/30.0
• ARV discount +11.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable! Great solid older two-story home. Interior plaster in excellent condition. Same Owners for over 60 years. Main floor formal dining, living room & kitchen. Second story has three bedrooms and ceramic tub-shower bath. Basement has finished (or finish-able) area, plus laundry and ample storage space. Garage is one-car oversized, tall ceiling, storage & workshop area. Additional off-street parking spot. Fenced yard. Newer roof, vinyl windows, furnace and water heater. Central A/C. This is a great opportunity to create your own space; add your energy & pizzazz to a very sound home! Appliances with home: Newer stove, refrigerator, washer, dryer, dehumidifier.

Key facts

• Functional layout
• 3,920 sq ft lot
• Garage

Tags

• REFINISHED HARDWOOD FLOORS
• PARTIALLY FINISHED BASEMENT
• BUILT-IN WOOD CABINETRY
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential, site-built home; 2 stories; Above-grade and below-grade finished living areas
• Construction: Cedar construction; Asphalt shingle roof
• Exterior features: Level lot; Chain link fencing

Interior

• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Hardwood floors; Full, partially finished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Lincoln Elementary School (math 7% / reading 6%, grade F, #964 of 994 statewide, top 97%, 467 students, 86% FRL); Jackson Middle School (math 3% / reading 8%, grade F, #326 of 330 statewide, top 99%, 528 students, 82% FRL); Riley High School (math 19% / reading 46%, grade F, #293 of 369 statewide, top 80%, 992 students, 67% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 77 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 754 units permitted in St. Joseph County in 2024 (460 in 5+ unit buildings).
• This rent runs 42% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $110k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1917 — 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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $120,154
• List price: $110,000
• Delta: -8.45%
• 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
1715 Altgeld St	0.51mi	3/1.0 (-1)	1,148 (-0%)	6mo	$85,000	$74	66
918 E Bowman St	0.35mi	3/1.0 (-1)	1,248 (+8%)	1mo	$77,000	$62	64
1530 Virginia St	0.47mi	4/1.5	1,208 (+5%)	4mo	$130,000	$108	64
1715 Southeast Dr	0.55mi	3/1.0 (-1)	1,150 (-0%)	6mo	$150,000	$130	64
1804 E Calvert St	0.54mi	3/1.0 (-1)	1,104 (-4%)	2mo	$185,000	$168	62
1112 E Fox St	0.22mi	3/1.0 (-1)	1,300 (+13%)	2mo	$148,500	$114	62
2828 Southridge Dr	0.67mi	3/1.0 (-1)	1,140 (-1%)	2mo	$215,000	$189	61
830 Eckman St	0.62mi	3/1.5 (-1)	1,100 (-4%)	1mo	$79,000	$72	55
2909 Hilltop Dr	0.72mi	3/1.0 (-1)	1,124 (-2%)	3mo	$189,900	$169	55
1911 S Ironwood Dr	0.75mi	3/2.0 (-1)	1,120 (-3%)	6mo	$155,000	$138	46
1937 E Donald St	0.71mi	3/2.0 (-1)	1,248 (+8%)	3mo	$179,777	$144	42
713 E Fairview Ave	0.59mi	3/2.5 (-1)	1,025 (-11%)	2mo	$200,000	$195	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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.30×
• Total profit: $9,326
• Equity at exit: $16,401

10-year hold

• IRR: 17.9%
• Equity multiple: 2.55×
• Total profit: $47,877
• Equity at exit: $9,511

Cash invested: $30,800 (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 46613

• Home prices YoY: -7.2%
• Rents YoY: 4.1%
• Active inventory: 77
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$577
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $400

Break-even live

Break-even rent $972

Max offer price $110,000

Occupancy floor 68%

Sensitivity live

Price	-10% $463	-5% $432	+0% $400	+5% $369	+10% $338
Rent	-10% $284	-5% $342	+0% $400	+5% $459	+10% $517
Rate	-1.0pp $456	-0.5pp $428	base $400	+0.5pp $372	+1.0pp $343

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Miami St Unit 1912 South Bend, IN	3.0	1.5	1300	$1,400	$1.08	45d	1	0.21mi
1149 E Indiana Ave South Bend, IN	4.0	2.0	1344	$1,200	$0.89	14d	1	0.41mi
2114 High St South Bend, IN	3.0	1.0	949	$1,300	$1.37	45d	1	0.42mi
909 E Fairview Ave South Bend, IN	3.0	1.0	1128	$1,450	$1.29	45d	1	0.46mi
821 E Fairview Ave South Bend, IN	3.0	1.0	1248	$1,399	$1.12	45d	1	0.49mi
1126 E Broadway St South Bend, IN	4.0	2.0	1492	$1,365	$0.91	22d	1	0.51mi
1729 E Calvert St South Bend, IN	3.0	1.0	900	$1,300	$1.44	45d	1	0.54mi
525 E Eckman St South Bend, IN	3.0	1.0	1400	$1,500	$1.07	45d	1	0.77mi
317 E Indiana Ave South Bend, IN	3.0	1.0	1344	$1,200	$0.89	22d	1	0.83mi
237 E Victoria St South Bend, IN	3.0	1.0	840	$995	$1.18	45d	1	0.84mi
405 E Woodside St South Bend, IN	3.0	1.0	1440	$1,425	$0.99	22d	1	0.92mi
1106 S 20th St South Bend, IN	1.0–3.0	1.0–2.0	885	$1,200	$1.36	14d	1	0.99mi
1007 E Chippewa Ave South Bend, IN	3.0	1.0	1344	$1,399	$1.04	45d	1	1.07mi
1218 S 26th St South Bend, IN	3.0	1.0	856	$1,400	$1.64	14d	1	1.24mi
819 S 24th St South Bend, IN	3.0	2.0	1480	$1,795	$1.21	45d	1	1.34mi
754 S 23rd St South Bend, IN	3.0	1.0	884	$1,300	$1.47	45d	1	1.35mi
2102 S Scott St South Bend, IN	3.0	1.0	768	$1,250	$1.63	45d	1	1.42mi
416 E Chippewa Ave South Bend, IN	4.0	2.0	1440	$1,900	$1.32	45d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 43 DOM
2. 2026-06-17
   days on market $110,000 Active 42 DOM
3. 2026-06-16
   days on market $110,000 Active 41 DOM
4. 2026-06-15
   pricedays on market $110,000 Active 40 DOM
5. 2026-06-14
   days on market $120,000 Active 38 DOM
6. 2026-06-13
   days on market $120,000 Active 37 DOM
7. 2026-06-10
   days on market $120,000 Active 35 DOM
8. 2026-06-09
   days on market $120,000 Active 34 DOM
9. 2026-06-08
   days on market $120,000 Active 33 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $120,000 Active 32 DOM
12. 2026-06-03
    days on market $120,000 Active 28 DOM
13. 2026-06-02
    days on market $120,000 Active 27 DOM
14. 2026-06-01
    days on market $120,000 Active 26 DOM
15. 2026-05-31
    days on market $120,000 Active 25 DOM
16. 2026-05-30
    days on market $120,000 Active 24 DOM
17. 2026-05-06
    listed $120,000 Active 696-char remark
18. 2019-07-15
    soldstatus $46,000

    Show marketing remark (691 chars)

    Affordable! Great solid older two-story home. Interior plaster in excellent condition. Same Owners for over 60 years. Main floor formal dining, living room & kitchen. Second story has three bedrooms and ceramic tub-shower bath. Basement has finished (or finish-able) area, plus laundry and ample storage space. Garage is one-car oversized, tall ceiling, storage & workshop area. Additional off-street parking spot. Fenced yard. Newer roof, vinyl windows, furnace and water heater. Central A/C. This is a great opportunity to create your own space; add your energy & pizzazz to a very sound home! Appliances with home: Newer stove, refrigerator, washer, dryer, dehumidifier.

19. 2019-04-24
    listed $49,900

    Show marketing remark (691 chars)

    Affordable! Great solid older two-story home. Interior plaster in excellent condition. Same Owners for over 60 years. Main floor formal dining, living room & kitchen. Second story has three bedrooms and ceramic tub-shower bath. Basement has finished (or finish-able) area, plus laundry and ample storage space. Garage is one-car oversized, tall ceiling, storage & workshop area. Additional off-street parking spot. Fenced yard. Newer roof, vinyl windows, furnace and water heater. Central A/C. This is a great opportunity to create your own space; add your energy & pizzazz to a very sound home! Appliances with home: Newer stove, refrigerator, washer, dryer, dehumidifier.

20. 2018-10-10
    listed $53,000

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $1,738 · $145/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,740
• − Mortgage interest: −$6,162
• − Property taxes: −$1,738
• − Insurance: −$550
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,200
• Taxable income: $3,252
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $4,024/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): 12,279
• Household income: $42,537
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 545.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 41% Hispanic / Latino 24% Black 23% Two or more races 22% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Romanian 4% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Philippines
• Languages at home: 81% English-only · Spanish 17% Other Asian/Pacific 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: ▼ -20.88%
• Current HPI: 270.0303
• Rent YoY: ▲ 4.08%
• 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

+107.5% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $110,000 IRMLS
• 2026-05-06 Listed $120,000 IRMLS
• 2019-07-15 Sold (MLS) $46,000 IRMLS
• 2019-04-24 Listed $49,900 IRMLS
• 2018-10-10 Listed $53,000 IRMLS

Property tax history

+31.8%/yr

Latest (2025): $1,738 · +14.2% YoY. Source: county tax records.