1929 W Vaile St · Kokomo, IN 46901

$74,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 1 Days on market

Built 1965 6,098 sqft lot Est $119k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed, 1 bath, 1 story ranch located in an established neighborhood. Had a family room and garage added onto it bringing it from 768 sqft to 1008 sqft.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 11.0% 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: Wallace Elementary School (math 52% / reading 57%, grade C, #197 of 994 statewide, top 22%, 398 students, 47% 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-school proficiency averages 40% at this address vs 26% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Kokomo School Corporation average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.5%/yr); 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $518 of loan paydown is wiped out by about $2k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $14k; list at $75k implies a 435% gain — meaningful room to come down on a strong offer.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1965 — 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. 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.
6. 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.
7. 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: 10.99%
• Cash-on-cash: 16.79%
• DSCR: 1.75
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $119,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1929 W Vaile St	0.00mi	3/1.0	768 (0%)	0mo	$210,000	$273	100
2001 W Vaile Ave	0.03mi	2/1.0 (-1)	768 (0%)	5mo	$115,000	$150	90
1915 W Murden St	0.06mi	2/1.0 (-1)	720 (-6%)	4mo	$75,000	$104	78
131 S Wildridge Dr	0.45mi	2/1.0 (-1)	728 (-5%)	0mo	$95,000	$130	65
2009 W Vaile Ave	0.05mi	2/1.0 (-1)	816 (+6%)	21mo	$90,000	$110	65
2511 Walker Ave	0.56mi	3/1.0	816 (+6%)	7mo	$140,000	$172	58
2519 Walker Ave	0.57mi	3/1.0	816 (+6%)	7mo	$62,000	$76	57
230 Wickersham Dr W	0.70mi	2/1.0 (-1)	816 (+6%)	0mo	$126,500	$155	52
200 Elliott Ct	0.44mi	2/1.0 (-1)	864 (+12%)	10mo	$137,000	$159	46
210 Elliott Ct	0.43mi	2/1.0 (-1)	864 (+12%)	10mo	$149,000	$172	46
2501 W Sycamore St	0.63mi	2/1.0 (-1)	816 (+6%)	14mo	$135,000	$165	44
1424 W Jackson St	0.74mi	2/1.0 (-1)	720 (-6%)	22mo	$108,000	$150	31

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: 4.4%
• Equity multiple: 1.16×
• Total profit: $3,442
• Equity at exit: $11,168

10-year hold

• IRR: 10.7%
• Equity multiple: 1.72×
• Total profit: $15,053
• Equity at exit: $6,476

Cash invested: $20,972 (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: 246
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $293

Break-even live

Break-even rent $703

Max offer price $74,900

Occupancy floor 68%

Sensitivity live

Price	-10% $336	-5% $315	+0% $293	+5% $272	+10% $251
Rent	-10% $209	-5% $251	+0% $293	+5% $336	+10% $378
Rate	-1.0pp $331	-0.5pp $312	base $293	+0.5pp $274	+1.0pp $254

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2241 W Jefferson St Kokomo, IN	2.0	1.0	605	$895	$1.48	25d	4	0.57mi
800 N Dixon Rd Kokomo, IN	2.0	1.0	885	$1,100	$1.24	25d	7	0.99mi
800 N Dixon Rd Kokomo, IN	2.0	1.0	885	$1,050	$1.19	3d	4	0.99mi
1901 S Park Rd Kokomo, IN	2.0	1.0	750	$1,025	$1.37	8d	3	1.35mi

Listing history 4 events

1. 2026-04-14
   status Pending
2. 2026-04-13
   listed $74,900 Active
3. 2013-10-02
   soldstatus $14,000 151-char remark

   Show marketing remark (151 chars)

   2 bed, 1 bath, 1 story ranch located in an established neighborhood. Had a family room and garage added onto it bringing it from 768 sqft to 1008 sqft.

4. 2013-06-08
   listed $17,900 151-char remark

   Show marketing remark (151 chars)

   2 bed, 1 bath, 1 story ranch located in an established neighborhood. Had a family room and garage added onto it bringing it from 768 sqft to 1008 sqft.

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,892
• − Mortgage interest: −$4,196
• − Property taxes: −$1,576
• − Insurance: −$374
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,179
• Taxable income: $2,505
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $2,920/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

+318.4% since first listed

4 events — show timeline

• 2026-04-14 Pending — IRMLS
• 2026-04-13 Listed $74,900 IRMLS
• 2013-10-02 Sold (MLS) $14,000 MIBOR as Distributed by MLS Grid
• 2013-06-08 Listed $17,900 MIBOR as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2024): $1,576 · +23.3% YoY. Source: county tax records.