1001 Hubbard Ave · Mishawaka, IN 46544

$83,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 4 Days on market

Built 1962 6,970 sqft lot Est $129k · 35% under ↓ 21% since listing

---

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 +9.3/10.0
• Rent growth +4.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Home is being sold "as is" in an attempt to sell quickly. Home has many features including 1.5 lots for a larger property for enjoyment. Back deck, Garage, utility building with patio between adds space for enjoyment. Additional parking behind the Utility building and garage for excellent off street parking. This is one to consider for your needs.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1962

Property features AI

Finance

• Other: Zoned R1 Single Family Residential; Lot approximately 60 x 116 (0.16 acres); Subdivision: Lafayette Place; Directions: Ironwood S to Milburn E to Hubbard S to property; Cross street: Ewing
• HOA & community: Sidewalks in the neighborhood

Exterior

• Parking: Detached garage; Gravel and off-street parking; One garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Aluminum and vinyl siding; Shingle roof; Slab and concrete perimeter foundation; Built as a site-built home
• Exterior features: Deck; Patio; Wire fencing; Shed(s); Sloped, rolling lot; Asphalt road access; Publicly maintained road

Interior

• Kitchen: Microwave; Gas range
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Laminate countertops; Window treatments; One fireplace
• Laundry & utility: Main-level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Cap rate 12.5% vs local median 5.3% in Mishawaka — 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 76/100 on livability (#53 in IN, #3,586 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: amenities F, employment F.
• School City Of Mishawaka (urban): math 23% / reading 30% proficiency, ranked #260 of 301 in IN (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lasalle Elementary School (math 17% / reading 12%, grade F, #862 of 994 statewide, top 88%, 543 students, 84% FRL); John J Young Middle School (math 17% / reading 30%, grade F, #257 of 330 statewide, top 79%, 735 students, 74% FRL); Mishawaka High School (math 24% / reading 60%, grade F, #197 of 369 statewide, top 57%, 1,488 students, 65% FRL) — zoned schools average 74% FRL vs 54% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+9.1%/yr); 140 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $574 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $83,000

Questions for the listing agent

1. Built in 1962 — 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. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.99%
• DSCR: 1.98
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $128,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2536 Milburn Blvd	0.25mi	2/1.0	900 (+7%)	0mo	$130,000	$144	76
2611 Delaware St	0.10mi	3/1.0 (+1)	936 (+11%)	1mo	$164,000	$175	71
921 Geyer Ave	0.11mi	2/1.0	725 (-14%)	2mo	$119,900	$165	70
1710 E Calvert St	0.39mi	1/1.0 (-1)	808 (-4%)	2mo	$115,000	$142	69
1714 S Twyckenham Dr	0.63mi	2/1.0	870 (+4%)	1mo	$91,000	$105	64
1618 E Dayton St	0.53mi	2/1.0	748 (-11%)	2mo	$135,000	$180	56
1340 E Calvert St	0.72mi	2/1.0	888 (+6%)	3mo	$65,500	$74	55
1405 E Donald St	0.66mi	2/1.0	756 (-10%)	2mo	$55,000	$73	51
1516 E Fox St	0.52mi	2/1.0	720 (-14%)	2mo	$110,000	$153	50
1001 Carlton St	0.53mi	2/1.0	720 (-14%)	3mo	$124,900	$173	49
1917 Panama St	0.57mi	3/1.0 (+1)	936 (+11%)	2mo	$175,000	$187	48
1325 S 29th St	0.72mi	3/1.0 (+1)	936 (+11%)	3mo	$80,000	$85	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 1.86×
• Total profit: $19,916
• Equity at exit: $12,376

10-year hold

• IRR: 31.2%
• Equity multiple: 4.47×
• Total profit: $80,680
• Equity at exit: $7,176

Cash invested: $23,240 (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 46544

• Rents YoY: 9.1%
• Active inventory: 140
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,185 high
• Mortgage (P&I): −$435
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $426

Break-even live

Break-even rent $645

Max offer price $83,000

Occupancy floor 59%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2804 Delaware St Mishawaka, IN	2.0	1.0	720	$1,200	$1.67	13d	1	0.09mi
1701 E Donald St South Bend, IN	2.0	1.0	720	$1,075	$1.49	43d	1	0.37mi
1729 E Calvert St South Bend, IN	3.0	1.0	900	$1,300	$1.44	43d	1	0.38mi
2500 Topsfield Rd #907 South Bend, IN	1.0	1.0	700	$1,100	$1.57	43d	1	0.61mi
1218 S 26th St South Bend, IN	3.0	1.0	856	$1,400	$1.64	13d	1	0.73mi
2530 Pleasant St Unit 3 South Bend, IN	1.0	1.0	600	$925	$1.54	13d	1	0.74mi
1106 S 20th St South Bend, IN	1.0–3.0	1.0–2.0	885	$924	$1.04	13d	1	0.78mi
607 Hendricks St Mishawaka, IN	2.0	1.0	528	$1,200	$2.27	21d	1	0.82mi
1213 E Donald St South Bend, IN	2.0	1.0	648	$1,050	$1.62	21d	1	0.85mi
2508 E Mishawaka Ave Unit 3A South Bend, IN	1.0	1.0	600	$1,200	$2.00	43d	1	0.95mi
1142 E Indiana Ave South Bend, IN	1.0	1.0	751	$599	$0.80	13d	1	1.04mi
1202 W 7th St Unit B Mishawaka, IN	2.0	1.0	600	$1,100	$1.83	13d	1	1.08mi
3530 Northside Blvd South Bend, IN	1.0–2.0	1.0	850	$1,200	$1.41	13d	1	1.08mi
754 S 23rd St South Bend, IN	3.0	1.0	884	$1,300	$1.47	43d	1	1.09mi
804 S 27th St South Bend, IN	1.0	1.0	700	$850	$1.21	21d	1	1.11mi
1006 S 35th St South Bend, IN	3.0	2.0	816	$1,000	$1.23	13d	1	1.17mi
2032 Southern Vw Unit 1a South Bend, IN	2.0	1.0	1000	$1,200	$1.20	13d	1	1.19mi
737 S 30th St South Bend, IN	3.0	2.0	1000	$1,600	$1.60	43d	1	1.21mi
4245 Irish Hills Dr South Bend, IN	1.0–2.0	1.0–1.5	739	$1,436	$1.94	13d	77	1.22mi
2114 High St South Bend, IN	3.0	1.0	949	$1,300	$1.37	43d	1	1.24mi
526 S 28th St South Bend, IN	2.0	1.0	1000	$1,350	$1.35	13d	1	1.34mi
922 Ridgedale Rd South Bend, IN	2.0	1.0	864	$1,200	$1.39	13d	1	1.38mi
427 S 27th St South Bend, IN	2.0	1.0	840	$950	$1.13	43d	1	1.40mi

Listing history 5 events

1. 2026-04-14
   status Pending
2. 2026-04-10
   listed $83,000 Active
3. 2025-04-07
   status Pending
4. 2025-04-04
   historical Active Under Contract
5. 2025-04-03
   listed $105,000 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: $481 · $40/mo
• Projected year-2 tax: $593 · $49/mo
• Expected delta: +$112/yr (+$9/mo · 23.4%)

ⓘ 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 ≥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: $14,215
• − Mortgage interest: −$4,649
• − Property taxes: −$481
• − Insurance: −$415
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,415
• Taxable income: $3,981
• Est. tax owed @ 24.0%: −$955
• After-tax cash flow: $4,156/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: School City Of Mishawaka
• NCES district ID: 1806840
• Math proficiency: 23% ▼ -9.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $39,290
• Composite: 22.26/100
• National rank: #8143
• State rank: #260 of 301 in IN

Livability — Mishawaka

• Score: 76/100
• State rank: #53
• US rank: #3586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mishawaka, IN
• County: Saint Joseph County · 189,048 people
• City population: 57,683
• Metro: South Bend-Mishawaka, IN-MI
• Population (ZIP): 31,077
• Household income: $58,829
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 685.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 7% English 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 3%

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: ▼ -116.74%
• Current HPI: 188.9996
• Rent YoY: ▲ 9.10%
• 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

-21.0% since first listed

5 events — show timeline

• 2026-04-14 Pending — IRMLS
• 2026-04-10 Listed $83,000 IRMLS
• 2025-04-07 Pending — IRMLS
• 2025-04-04 Contingent — IRMLS
• 2025-04-03 Listed $105,000 IRMLS

Property tax history

-0.5%/yr

Latest (2021): $481 · +3.1% YoY. Source: county tax records.