519 E Harrison St · Kokomo, IN 46901

$79,000

2 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 163 Days on market

Built 1997 2,130 sqft lot Est $131k · 40% under ↓ 39% since listing

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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 +8.5/10.0
• 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

2 bedroom, 1 bathroom rental.

Key facts

• 2,130 sq ft lot
• Built 1997
• Listed 162 days

Property features AI

Finance

• Other: Unbranded virtual tour available

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Site-built home; One story
• Construction: Vinyl siding
• Exterior features: Level lot; Lot dimensions approximately 41 x 52

Interior

• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Crawl space basement; Total of 5 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• 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: Elwood Haynes Elementary School (math 22% / reading 17%, grade F, #814 of 994 statewide, top 83%, 611 students, 88% 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).
• 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 $546 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
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: 1.35% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.77%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $131,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 S Bell St	0.07mi	3/1.0 (+1)	1,136 (+6%)	2mo	$120,000	$106	81
818 East Buckley St	0.20mi	3/1.0 (+1)	1,042 (-3%)	2mo	$124,500	$119	79
909 S Bell St	0.07mi	2/1.0	944 (-12%)	0mo	$119,000	$126	76
732 S Market St	0.11mi	2/1.0	932 (-13%)	2mo	$113,500	$122	71
807 S Waugh St	0.29mi	3/1.0 (+1)	1,144 (+6%)	2mo	$110,000	$96	69
1229 S Armstrong St	0.63mi	2/2.0	1,080 (+0%)	1mo	$126,000	$117	65
311 W Woodland Ave	0.68mi	2/1.0	1,088 (+1%)	2mo	$112,400	$103	65
1133 S Buckeye St	0.46mi	2/1.5	960 (-11%)	2mo	$133,000	$139	57
1136 S Delphos St	0.46mi	2/2.0	932 (-13%)	2mo	$115,000	$123	51
1137 S Webster St	0.65mi	2/1.0	924 (-14%)	3mo	$84,000	$91	44
1213 E State St	0.67mi	3/2.0 (+1)	960 (-11%)	2mo	$147,500	$154	40
1104 S Courtland Ave	0.65mi	3/2.0 (+1)	1,234 (+15%)	0mo	$150,000	$122	36

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: 4.6%
• Equity multiple: 1.17×
• Total profit: $3,771
• Equity at exit: $11,779

10-year hold

• IRR: 11.1%
• Equity multiple: 1.75×
• Total profit: $16,607
• Equity at exit: $6,830

Cash invested: $22,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $309

Break-even live

Break-even rent $673

Max offer price $79,000

Occupancy floor 66%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1901 S Park Rd Kokomo, IN	2.0	1.0	750	$1,025	$1.37	7d	3	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $79,000 Active 163 DOM
2. 2026-06-18
   days on market $79,000 Active 162 DOM
3. 2026-06-17
   days on market $79,000 Active 161 DOM
4. 2026-06-16
   days on market $79,000 Active 160 DOM
5. 2026-06-15
   days on market $79,000 Active 159 DOM
6. 2026-06-14
   days on market $79,000 Active 157 DOM
7. 2026-06-13
   days on market $79,000 Active 156 DOM
8. 2026-06-10
   days on market $79,000 Active 154 DOM
9. 2026-06-09
   days on market $79,000 Active 153 DOM
10. 2026-06-08
    days on market $79,000 Active 152 DOM
11. 2026-06-07
    days on market $79,000 Active 151 DOM
12. 2026-06-02
    days on market $79,000 Active 146 DOM
13. 2026-06-01
    days on market $79,000 Active 145 DOM
14. 2026-05-31
    days on market $79,000 Active 144 DOM
15. 2026-05-30
    days on market $79,000 Active 143 DOM
16. 2026-04-24
    price $79,000
17. 2026-01-28
    price $99,900
18. 2026-01-06
    listed $129,000 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/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 ≥102°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: $12,768
• − Mortgage interest: −$4,425
• − Property taxes: −$1,012
• − Insurance: −$395
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,298
• Taxable income: $2,595
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,086/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

-38.8% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $79,000 IRMLS
• 2026-01-28 Price Changed $99,900 IRMLS
• 2026-01-06 Listed $129,000 IRMLS

Property tax history

+1.4%/yr

Latest (2024): $1,012 · +8.4% YoY. Source: county tax records.