219 W Kickapoo St · Hartford City, IN 47348

$44,900

4 bd · 2.0 ba · 3,468 sqft · SingleFamily public records · 89 Days on market

Built 1900 7,187 sqft lot $13/sqft · 75% below area ↓ 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

Key facts

• Convenient location
• 7,187 sq ft lot
• Built 1900

Tags

• BRIGHT ENCLOSED PORCH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.1% vs local median 5.1% in Hartford City — 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 66/100 on livability (#303 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, health & safety D, amenities F.
• Blackford County Schools (town): math 37% / reading 41% proficiency, ranked #164 of 301 in IN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 9 units permitted in Blackford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blackford County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 11y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 3.28% ✓
• Cap rate: 29.08%
• Cash-on-cash: 81.37%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

• ARV (median comp): $258,199
• List price: $44,900
• Delta: -82.61%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 S Walnut St	0.30mi	3/2.0 (-1)	2,976 (-14%)	3mo	$100,000	$34	55

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: 81.6%
• Equity multiple: 4.74×
• Total profit: $47,039
• Equity at exit: $6,695

10-year hold

• IRR: 85.0%
• Equity multiple: 9.83×
• Total profit: $110,960
• Equity at exit: $3,882

Cash invested: $12,572 (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 47348

• Home prices YoY: -17.5%
• Active inventory: 55
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $852

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 37%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-16
   remarks 502-char remark
2. 2026-06-16
   days on marketlisting id $44,900 Pending 89 DOM
3. 2026-06-05
   statusdays on market $44,900 Pending 88 DOM
4. 2026-06-03
   days on market $44,900 Active 87 DOM
5. 2026-06-02
   days on market $44,900 Active 86 DOM
6. 2026-06-01
   days on market $44,900 Active 85 DOM
7. 2026-05-31
   days on market $44,900 Active 84 DOM
8. 2026-05-30
   days on market $44,900 Active 83 DOM
9. 2026-05-07
   status Active 502-char remark

   Show marketing remark (502 chars)

   OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

10. 2026-05-07
    historical 502-char remark

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

11. 2026-03-27
    status Active 501-char remark

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

12. 2026-03-27
    price $49,900 501-char remark

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

13. 2026-03-27
    status Active

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

14. 2026-03-27
    price $49,900

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

15. 2026-03-27
    status Active 502-char remark

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

16. 2026-03-27
    status Active

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

17. 2026-03-27
    price $49,900 502-char remark

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

18. 2026-03-27
    price $49,900

    Show marketing remark (502 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

19. 2026-03-25
    historical 501-char remark

    Show marketing remark (501 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

20. 2026-03-25
    historical

    Show marketing remark (501 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

21. 2026-03-06
    listed $55,000 Active 502-char remark

    Show marketing remark (501 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

22. 2026-03-06
    listed $55,000 Active 501-char remark

    Show marketing remark (501 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

23. 2026-03-06
    listed $55,000 Active

    Show marketing remark (501 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

24. 2026-03-06
    listed $55,000 Active

    Show marketing remark (501 chars)

    OWNER FINANCING AVAILABLE WITH $10,000 DOWN! Investment opportunity with plenty of potential! This spacious property offers tons of square footage and large, open rooms throughout. Currently configured as a duplex, it provides flexibility to continue as an income-producing investment or convert back to a single-family home. Features include built-ins, a bright enclosed porch/sunroom, and a convenient location close to local amenities. With some updates and vision, this property could truly shine!

25. 2026-01-23
    soldstatus $42,000 Closed
26. 2025-09-04
    status Pending
27. 2025-07-24
    price $68,500
28. 2025-07-24
    price $68,500
29. 2025-07-10
    listed $85,000 Active
30. 2025-07-09
    listed $85,000 Active
31. 2018-08-31
    soldstatus $14,000
32. 2018-08-28
    soldstatus $14,000
33. 2018-01-25
    listed $25,000
34. 2018-01-25
    listed $14,000
35. 2017-06-02
    historical
36. 2017-03-17
    listed $59,900
37. 2017-03-14
    listed $59,900
38. 2016-01-17
    historical
39. 2015-01-20
    listed $69,900
40. 2015-01-17
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,662
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$1,306
• Taxable income: $10,117
• Est. tax owed @ 24.0%: −$2,428
• After-tax cash flow: $7,801/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: Blackford County Schools
• NCES district ID: 1800570
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $39,653
• Composite: 32.67/100
• National rank: #5656
• State rank: #164 of 301 in IN

Livability — Hartford City

• Score: 66/100
• State rank: #303
• US rank: #12079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford City, IN
• Population (ZIP): 8,986

Population outlook (Blackford County) Hauer SSP2

• Today (2025): 11,183 people
• By 2030: 10,542 · -5.7%
• By 2040: 9,292 · -16.9%
• By 2050: 8,176 · -26.9%
• By 2075: 6,549 · -41.4%
• By 2100: 5,636 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 3% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Blackford

• 2024 margin: Solid R (+50.3) · D 23.9% · R 74.2% · Other 1.9%
• 2008→2024 swing: -50.1pp toward R · 2008: -0.2pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.1 2016: R+43.7 2012: R+16.5 2008: R+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.19%
• Current HPI: 223.0485
• Rent YoY: —
• Metro: —
• 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

-28.6% since first listed

32 events — show timeline

• 2026-05-07 Relisted — IRMLS
• 2026-05-07 Delisted — IRMLS
• 2026-03-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-27 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2026-03-27 Relisted — MIBOR as Distributed by MLS Grid
• 2026-03-27 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2026-03-27 Relisted — IRMLS
• 2026-03-27 Relisted — IRMLS
• 2026-03-27 Price Changed $49,900 IRMLS
• 2026-03-27 Price Changed $49,900 IRMLS
• 2026-03-25 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-25 Listing Removed — MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $55,000 IRMLS
• 2026-03-06 Listed $55,000 MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $55,000 MIBOR as Distributed by MLS Grid
• 2026-03-06 Listed $55,000 IRMLS
• 2026-01-23 Sold (MLS) $42,000 IRMLS
• 2025-09-04 Pending — IRMLS
• 2025-07-24 Price Changed $68,500 IRMLS
• 2025-07-24 Price Changed $68,500 MIBOR as Distributed by MLS Grid
• 2025-07-10 Listed $85,000 IRMLS
• 2025-07-09 Listed $85,000 MIBOR as Distributed by MLS Grid
• 2018-08-31 Sold (MLS) $14,000 MIBOR as Distributed by MLS Grid
• 2018-08-28 Sold (MLS) $14,000 IRMLS
• 2018-01-25 Listed $14,000 IRMLS
• 2018-01-25 Listed $25,000 MIBOR as Distributed by MLS Grid
• 2017-06-02 Listing Removed — MIBOR as Distributed by MLS Grid
• 2017-03-17 Listed $59,900 MIBOR as Distributed by MLS Grid
• 2017-03-14 Listed $59,900 IRMLS
• 2016-01-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-01-20 Listed $69,900 MIBOR as Distributed by MLS Grid
• 2015-01-17 Listed $69,900 IRMLS

Property tax history

+15.2%/yr

Latest (2025): $3,120 · +24.8% YoY. Source: county tax records.