139 E Harrison St · Plymouth, IN 46563

$215,000

4 bd · 1.5 ba · 1,872 sqft · SingleFamily public records · 102 Days on market

Built 1880 4,356 sqft lot Est $187k · 15% 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 +19.6/30.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous 4 bedroom, 1 1/2 bath home with 1872 sqft will take your breath away! The front screened in porch is perfect for these cool summer evenings. Foyer is large with coatcloset leads to the living room with large windows for lots of light. Hardwood floors throughout the house with unique wood design. New counter top, stove top, and pantry adorn this largekitchen. The main floor has a 1/2 bath as well. A large table for family gatherings will fit nicely into this spacious dining room. Upstairs are 4 generous bedrooms and a full bath. You willalso see a laundry shoot that goes directly to the basement laundry area. It has a full basement with all the storage space you will need. There is access to the one car garage from thekitchen. From the front porch you can see the park area which is only a short walk away. This house is so tastefully decorated that you can't miss it! Schedule a showing today and comefall in love with this home.

Key facts

• Spacious dining room
• Back porch area
• Walk in pantry

Tags

• CORNER LOT
• FENCED IN YARD
• NEWLY SCREENED IN FRONT PORCH
• WALK IN PANTRY
• BACK PORCH AREA
• SPACIOUS DINING ROOM

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence (site-built); Two stories
• Construction: Block and vinyl siding construction
• Exterior features: Wood fencing; Corner lot; Sidewalks

Interior

• Kitchen: Refrigerator; Oven
• Flooring: Hardwood
• Bathrooms: One full bathroom; One half bathroom; One bathroom on the main level
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Laminate counters; Built-in features
• Laundry & utility: Washer; Dryer; Laundry located on the lower level; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/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 $203k (5.5% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.5% in Plymouth — 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 71/100 on livability (#142 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Plymouth Community School Corporation (town): math 33% / reading 41% proficiency, ranked #173 of 301 in IN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jefferson Elementary School (math 57% / reading 42%, grade D, #279 of 994 statewide, top 30%, 303 students, 68% FRL); Lincoln Junior High School (math 30% / reading 46%, grade F, #136 of 330 statewide, top 44%, 510 students, 56% FRL); Plymouth High School (math 37% / reading 60%, grade D, #139 of 369 statewide, top 38%, 1,078 students, 51% FRL).
• Market conditions: 82 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Marshall County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $149k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 E Harrison St	0.00mi	3/1.5 (-1)	1,872 (0%)	1mo	$205,000	$110	94
201 Baker St	0.16mi	4/1.5	1,888 (+1%)	12mo	$215,000	$114	81
307 Baker St	0.17mi	3/2.0 (-1)	1,756 (-6%)	2mo	$222,500	$127	74
221 N Liberty St	0.47mi	4/2.0	1,824 (-3%)	6mo	$180,000	$99	66
622 Rex St	0.48mi	3/1.0 (-1)	1,872 (0%)	6mo	$188,000	$100	65
1222 N Center St	0.27mi	4/1.0	1,648 (-12%)	2mo	$183,000	$111	64
121 Franklin St	0.23mi	3/1.0 (-1)	2,012 (+8%)	7mo	$155,000	$77	64
824 N Michigan St	0.10mi	4/1.5	1,595 (-15%)	9mo	$112,500	$71	63
1008 N Michigan St	0.11mi	3/2.0 (-1)	2,050 (+10%)	12mo	$200,000	$98	62
519 N Walnut St	0.34mi	4/2.0	2,080 (+11%)	6mo	$189,900	$91	58
310 Roy St	0.56mi	3/1.0 (-1)	1,958 (+5%)	10mo	$165,000	$84	51
404 Klinger Ave	0.28mi	3/2.0 (-1)	1,620 (-14%)	11mo	$230,000	$142	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-19,216
• Equity at exit: $32,057

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $3,255
• Equity at exit: $18,589

Cash invested: $60,200 (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 46563

• Home prices YoY: -27.7%
• Active inventory: 82
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $246

Break-even live

Break-even rent $1,721

Max offer price $215,000

Occupancy floor 83%

Sensitivity live

Price	-10% $368	-5% $307	+0% $246	+5% $185	+10% $124
Rent	-10% $85	-5% $166	+0% $246	+5% $326	+10% $407
Rate	-1.0pp $354	-0.5pp $301	base $246	+0.5pp $190	+1.0pp $134

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Baker St Plymouth, IN	4.0	3.0	1640	$2,195	$1.34	45d	1	0.80mi
2234 Bitter Root Dr Plymouth, IN	1.0–3.0	1.0–2.5	1249	$2,195	$1.76	15d	2	0.88mi

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-03-20
   historical Active Under Contract
3. 2026-02-06
   listed $215,000 Active
4. 2024-03-04
   listed $225,000 Active
5. 2020-07-29
   soldstatus $149,000 948-char remark

   Show marketing remark (948 chars)

   Gorgeous 4 bedroom, 1 1/2 bath home with 1872 sqft will take your breath away! The front screened in porch is perfect for these cool summer evenings. Foyer is large with coatcloset leads to the living room with large windows for lots of light. Hardwood floors throughout the house with unique wood design. New counter top, stove top, and pantry adorn this largekitchen. The main floor has a 1/2 bath as well. A large table for family gatherings will fit nicely into this spacious dining room. Upstairs are 4 generous bedrooms and a full bath. You willalso see a laundry shoot that goes directly to the basement laundry area. It has a full basement with all the storage space you will need. There is access to the one car garage from thekitchen. From the front porch you can see the park area which is only a short walk away. This house is so tastefully decorated that you can't miss it! Schedule a showing today and comefall in love with this home.

6. 2020-07-29
   soldstatus $149,000

   Show marketing remark (948 chars)

   Gorgeous 4 bedroom, 1 1/2 bath home with 1872 sqft will take your breath away! The front screened in porch is perfect for these cool summer evenings. Foyer is large with coatcloset leads to the living room with large windows for lots of light. Hardwood floors throughout the house with unique wood design. New counter top, stove top, and pantry adorn this largekitchen. The main floor has a 1/2 bath as well. A large table for family gatherings will fit nicely into this spacious dining room. Upstairs are 4 generous bedrooms and a full bath. You willalso see a laundry shoot that goes directly to the basement laundry area. It has a full basement with all the storage space you will need. There is access to the one car garage from thekitchen. From the front porch you can see the park area which is only a short walk away. This house is so tastefully decorated that you can't miss it! Schedule a showing today and comefall in love with this home.

7. 2020-06-07
   listed $149,000 948-char remark

   Show marketing remark (948 chars)

   Gorgeous 4 bedroom, 1 1/2 bath home with 1872 sqft will take your breath away! The front screened in porch is perfect for these cool summer evenings. Foyer is large with coatcloset leads to the living room with large windows for lots of light. Hardwood floors throughout the house with unique wood design. New counter top, stove top, and pantry adorn this largekitchen. The main floor has a 1/2 bath as well. A large table for family gatherings will fit nicely into this spacious dining room. Upstairs are 4 generous bedrooms and a full bath. You willalso see a laundry shoot that goes directly to the basement laundry area. It has a full basement with all the storage space you will need. There is access to the one car garage from thekitchen. From the front porch you can see the park area which is only a short walk away. This house is so tastefully decorated that you can't miss it! Schedule a showing today and comefall in love with this home.

8. 2020-06-07
   listed $149,000

   Show marketing remark (948 chars)

   Gorgeous 4 bedroom, 1 1/2 bath home with 1872 sqft will take your breath away! The front screened in porch is perfect for these cool summer evenings. Foyer is large with coatcloset leads to the living room with large windows for lots of light. Hardwood floors throughout the house with unique wood design. New counter top, stove top, and pantry adorn this largekitchen. The main floor has a 1/2 bath as well. A large table for family gatherings will fit nicely into this spacious dining room. Upstairs are 4 generous bedrooms and a full bath. You willalso see a laundry shoot that goes directly to the basement laundry area. It has a full basement with all the storage space you will need. There is access to the one car garage from thekitchen. From the front porch you can see the park area which is only a short walk away. This house is so tastefully decorated that you can't miss it! Schedule a showing today and comefall in love with this home.

9. 2018-11-23
   soldstatus $124,900
10. 2018-10-23
    listed $124,900

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,768 · $147/mo
• Expected delta: +$59/yr (+$5/mo · 3.5%)

ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,388
• − Mortgage interest: −$12,043
• − Property taxes: −$1,709
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$6,255
• Taxable loss: −$596
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $3,096/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: Plymouth Community School Corporation
• NCES district ID: 1809060
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $45,852
• Composite: 31.58/100
• National rank: #5949
• State rank: #173 of 301 in IN

Livability — Plymouth

• Score: 71/100
• State rank: #142
• US rank: #7282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, IN
• County: Marshall County · 23,615 people
• City population: 23,615
• Metro: Plymouth, IN
• Population (ZIP): 23,615
• Household income: $73,293
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 243.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 46,402 people
• By 2030: 45,775 · -1.4%
• By 2040: 44,220 · -4.7%
• By 2050: 42,329 · -8.8%
• By 2075: 38,235 · -17.6%
• By 2100: 33,285 · -28.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 16% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 4% Iranian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 87% English-only · Spanish 12% German/W. Germanic 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+43.4) · D 27.4% · R 70.8% · Other 1.8%
• 2008→2024 swing: -29.8pp toward R · 2008: -13.6pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+40.8 2016: R+41.6 2012: R+28.9 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.52%
• Current HPI: 247.1045
• Rent YoY: —
• Metro: Plymouth, 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

+72.1% since first listed

10 events — show timeline

• 2026-05-18 Pending — IRMLS
• 2026-03-20 Contingent — IRMLS
• 2026-02-06 Listed $215,000 IRMLS
• 2024-03-04 Listed $225,000 IRMLS
• 2020-07-29 Sold (MLS) $149,000 IRMLS
• 2020-07-29 Sold (MLS) $149,000 NIRA MLS as Distributed by MLS Grid
• 2020-06-07 Listed $149,000 NIRA MLS as Distributed by MLS Grid
• 2020-06-07 Listed $149,000 IRMLS
• 2018-11-23 Sold (MLS) $124,900 IRMLS
• 2018-10-23 Listed $124,900 IRMLS

Property tax history

+5.0%/yr

Latest (2025): $1,709 · -3.9% YoY. Source: county tax records.