1110 E Taylor St · Kokomo, IN 46901

$99,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 24 Days on market

Built 1945 4,792 sqft lot Est $81k · 22% over

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Why this score? — see what drove the D 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

A Must See! Welcome home to this charming, tastefully updated 2-bedroom, 1-bath home that’s truly move-in ready! Featuring fresh paint and new flooring throughout, this inviting home offers both comfort and style from the moment you walk in. The updated bathroom, spacious full basement with extra storage, and included washer and dryer add everyday convenience, while the detached garage/workshop provides the perfect space for hobbies, projects, or additional storage. Recent improvements give added peace of mind, including a new water heater (2025), newer roof, basement waterproofing, new exterior paint, and a new furnace motor and igniter (2026). Outside, you’ll enjoy a freshly m

Key facts

• Newer roof
• New water heater
• Full basement

Tags

• UPDATED BATHROOM
• FULL BASEMENT
• DETACHED GARAGE
• NEW WATER HEATER
• NEWER ROOF
• BASEMENT WATERPROOFING

Property features AI

Finance

• Other: Lot dimensions approximately 41 x 120 (0.11 acre)

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family site-built home; One-story
• Construction: Wood siding; Block foundation; Shingle roof; Built as site-built construction
• Exterior features: Covered porch; Level lot

Interior

• Kitchen: Gas cooktop; Gas oven/range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Refrigerator; Gas cooktop and gas oven/range; Gas water heater; Water heater; One fireplace; Full basement; Covered porch
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 (1.7% below list).
• Recommended offer: $97k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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.
• Kokomo School Corporation (urban): math 22% / reading 30% proficiency, ranked #264 of 301 in IN (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sycamore Elementary School (math 32% / reading 27%, grade F, #697 of 994 statewide, top 73%, 401 students, 75% FRL); Central Middle School (math 23% / reading 38%, grade F, #203 of 330 statewide, top 63%, 458 students, 57% FRL); Kokomo High School (math 19% / reading 48%, grade F, #289 of 369 statewide, top 78%, 1,519 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: Rents soft (-1.5%/yr); 242 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago 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.
• Current owner paid $20k; list at $99k implies a 395% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,323 (1.7% below list)

Questions for the listing agent

1. Built in 1945 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.92%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $81,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 E Walnut St	0.30mi	2/1.0	776 (+1%)	6mo	$65,000	$84	79
1100 E Taylor St	0.01mi	2/1.0	882 (+15%)	2mo	$53,000	$60	73
410 N Jay St	0.22mi	3/1.0 (+1)	818 (+6%)	8mo	$87,000	$106	68
1019 E Elm St	0.41mi	2/2.0	720 (-6%)	1mo	$85,000	$118	66
123 S Calumet St	0.37mi	2/1.0	836 (+9%)	6mo	$100,000	$120	62
1320 N Jay St	0.68mi	2/1.0	768 (0%)	9mo	$37,500	$49	61
816 E Dixon St	0.58mi	2/1.0	736 (-4%)	7mo	$93,000	$126	60
404 E Vaile Ave	0.70mi	2/1.0	792 (+3%)	4mo	$75,000	$95	58
315 N Calumet St	0.28mi	2/1.0	876 (+14%)	8mo	$99,000	$113	57
906 E Elm St	0.45mi	3/1.0 (+1)	864 (+12%)	10mo	$87,000	$101	44
1311 E Vaile Ave	0.73mi	2/1.0	832 (+8%)	10mo	$16,200	$19	44
711 S Locke St	0.71mi	2/1.0	824 (+7%)	18mo	$145,000	$176	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-8,740
• Equity at exit: $14,761

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-5,644
• Equity at exit: $8,560

Cash invested: $27,720 (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 46901

• Home prices YoY: -24.4%
• Rents YoY: -1.5%
• Active inventory: 242
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $582/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $160

Break-even live

Break-even rent $771

Max offer price $99,000

Occupancy floor 79%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 E Fischer St Kokomo, IN	2.0	1.0	720	$950	$1.32	43d	1	1.45mi

Listing history 27 events

1. 2026-06-19
   days on market $99,000 Active 24 DOM
2. 2026-06-18
   days on market $99,000 Active 23 DOM
3. 2026-06-17
   days on market $99,000 Active 22 DOM
4. 2026-06-16
   days on market $99,000 Active 21 DOM
5. 2026-06-15
   days on market $99,000 Active 20 DOM
6. 2026-06-14
   days on market $99,000 Active 18 DOM
7. 2026-06-13
   days on market $99,000 Active 17 DOM
8. 2026-06-10
   days on market $99,000 Active 15 DOM
9. 2026-06-09
   days on market $99,000 Active 14 DOM
10. 2026-06-08
    days on market $99,000 Active 13 DOM
11. 2026-06-07
    days on market $99,000 Active 12 DOM
12. 2026-06-02
    days on market $99,000 Active 7 DOM
13. 2026-06-01
    days on market $99,000 Active 6 DOM
14. 2026-05-31
    days on market $99,000 Active 5 DOM
15. 2026-05-30
    days on market $99,000 Active 4 DOM
16. 2026-05-26
    listed $99,000 Active
17. 2026-04-23
    price $99,000
18. 2026-02-12
    listed $105,000 Active
19. 2025-11-14
    listed $75,000 Active
20. 2025-10-09
    price $85,000
21. 2025-07-25
    listed $90,000 Active
22. 2023-12-02
    historical $899
23. 2023-10-08
    price $899
24. 2023-09-16
    price $925
25. 2023-07-28
    listed $995
26. 2019-12-13
    soldstatus $20,000
27. 2019-09-16
    listed $24,900

ⓘ 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: $582 · $48/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$130/yr (+$11/mo · 22.3%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,679
• − Mortgage interest: −$5,546
• − Property taxes: −$582
• − Insurance: −$495
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$2,880
• Taxable income: $308
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $1,845/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: Kokomo School Corporation
• NCES district ID: 1805370
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 30% ▼ -5.00%
• Median HH income: $35,804
• Composite: 21.5/100
• National rank: #8325
• State rank: #264 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): 38,082
• Household income: $60,495
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1116.0

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 (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Italian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 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: ▼ -78.40%
• Current HPI: 242.2565
• Rent YoY: ▼ -1.47%
• 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

+297.6% since first listed

12 events — show timeline

• 2026-05-26 Listed $99,000 IRMLS
• 2026-04-23 Price Changed $99,000 IRMLS
• 2026-02-12 Listed $105,000 IRMLS
• 2025-11-14 Listed $75,000 IRMLS
• 2025-10-09 Price Changed $85,000 IRMLS
• 2025-07-25 Listed $90,000 IRMLS
• 2023-12-02 Rental Removed $899 APPFOLIO
• 2023-10-08 Price Changed $899 APPFOLIO
• 2023-09-16 Price Changed $925 APPFOLIO
• 2023-07-28 Listed for Rent $995 APPFOLIO
• 2019-12-13 Sold (MLS) $20,000 IRMLS
• 2019-09-16 Listed $24,900 IRMLS

Property tax history

+2.7%/yr

Latest (2024): $582 · +16.4% YoY. Source: county tax records.