524 E Kickapoo St · Hartford City, IN 47348

$64,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 44 Days on market

Built 1916 6,970 sqft lot $59/sqft · at area comps Est $66k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 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

Unlock the potential at 524 E Kickapoo St in Hartford City! This property is packed with opportunity for the right buyer looking to build equity and create something special. Featuring a spacious layout with generous living and dining areas. The large front living room showcases a statement fireplace and plenty of natural light, while the adjoining dining space provides flexibility for everyday living or entertaining. The kitchen offers a functional footprint. Throughout the home, you’ll find original character, built-ins, and room configurations that lend themselves well to customization and improvement. This property could be transformed into a standout home or a strong addition to an investment portfolio. Whether you’re an investor searching for your next project or a buyer ready to put in some work and make it your own, this is a prime opportunity to capitalize on value and upside.

Key facts

• Functional kitchen
• Natural light
• Spacious layout

Tags

• SPACIOUS LAYOUT
• GENEROUS LIVING AREAS
• STATEMENT FIREPLACE
• NATURAL LIGHT
• ADJOINING DINING SPACE
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 $442 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.52% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (median comp): $66,396
• List price: $64,000
• Delta: -3.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 E Conger St	0.31mi	3/1.0 (+1)	1,073 (-1%)	9mo	$90,000	$84	72
1208 N Jefferson St	0.56mi	2/1.0	1,080 (0%)	4mo	$75,000	$69	70
219 W Kentucky Ave	0.64mi	2/1.0	1,064 (-2%)	7mo	$124,000	$117	62
519 N Market St	0.21mi	3/1.0 (+1)	1,219 (+13%)	8mo	$89,900	$74	57
415 N Cherry St	0.50mi	3/2.0 (+1)	1,118 (+4%)	6mo	$154,000	$138	57
516 E Chestnut St	0.30mi	3/1.0 (+1)	1,211 (+12%)	8mo	$126,500	$104	54
123 E Mcdonald St	0.54mi	2/1.0	960 (-11%)	3mo	$33,900	$35	54
1108 N High St	0.54mi	2/1.5	1,161 (+8%)	10mo	$125,000	$108	52
601 W Main St	0.65mi	3/1.0 (+1)	1,208 (+12%)	1mo	$95,000	$79	44
615 W Kickapoo St	0.67mi	3/1.5 (+1)	1,229 (+14%)	0mo	$140,000	$114	38
501 S Richmond St	0.67mi	3/1.0 (+1)	1,190 (+10%)	10mo	$75,000	$63	38
700 W Grant St	0.70mi	2/1.0	936 (-13%)	10mo	$96,000	$103	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.35×
• Total profit: $6,216
• Equity at exit: $9,543

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $26,926
• Equity at exit: $5,534

Cash invested: $17,920 (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: 5.5×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$147 /mo · $1,758/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $260

Break-even live

Break-even rent $644

Max offer price $64,000

Occupancy floor 68%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $64,000 Active 44 DOM
2. 2026-06-18
   days on market $64,000 Active 43 DOM
3. 2026-06-17
   days on market $64,000 Active 42 DOM
4. 2026-06-16
   days on market $64,000 Active 41 DOM
5. 2026-06-15
   days on market $64,000 Active 40 DOM
6. 2026-06-14
   days on market $64,000 Active 38 DOM
7. 2026-06-12
   pricedays on market $64,000 Active 37 DOM
8. 2026-06-09
   days on market $69,900 Active 34 DOM
9. 2026-06-08
   days on market $69,900 Active 33 DOM
10. 2026-06-07
    days on market $69,900 Active 32 DOM
11. 2026-06-05
    days on market $69,900 Active 29 DOM
12. 2026-06-03
    days on market $69,900 Active 28 DOM
13. 2026-06-02
    days on market $69,900 Active 27 DOM
14. 2026-06-01
    days on market $69,900 Active 26 DOM
15. 2026-05-31
    days on market $69,900 Active 25 DOM
16. 2026-05-30
    days on market $69,900 Active 24 DOM
17. 2026-05-13
    status Active 910-char remark

    Show marketing remark (910 chars)

    Unlock the potential at 524 E Kickapoo St in Hartford City! This property is packed with opportunity for the right buyer looking to build equity and create something special. Featuring a spacious layout with generous living and dining areas. The large front living room showcases a statement fireplace and plenty of natural light, while the adjoining dining space provides flexibility for everyday living or entertaining. The kitchen offers a functional footprint. Throughout the home, you’ll find original character, built-ins, and room configurations that lend themselves well to customization and improvement. This property could be transformed into a standout home or a strong addition to an investment portfolio. Whether you’re an investor searching for your next project or a buyer ready to put in some work and make it your own, this is a prime opportunity to capitalize on value and upside.

18. 2026-04-27
    status Pending 910-char remark

    Show marketing remark (910 chars)

    Unlock the potential at 524 E Kickapoo St in Hartford City! This property is packed with opportunity for the right buyer looking to build equity and create something special. Featuring a spacious layout with generous living and dining areas. The large front living room showcases a statement fireplace and plenty of natural light, while the adjoining dining space provides flexibility for everyday living or entertaining. The kitchen offers a functional footprint. Throughout the home, you’ll find original character, built-ins, and room configurations that lend themselves well to customization and improvement. This property could be transformed into a standout home or a strong addition to an investment portfolio. Whether you’re an investor searching for your next project or a buyer ready to put in some work and make it your own, this is a prime opportunity to capitalize on value and upside.

19. 2026-04-20
    listed $69,900 Active 910-char remark

    Show marketing remark (910 chars)

    Unlock the potential at 524 E Kickapoo St in Hartford City! This property is packed with opportunity for the right buyer looking to build equity and create something special. Featuring a spacious layout with generous living and dining areas. The large front living room showcases a statement fireplace and plenty of natural light, while the adjoining dining space provides flexibility for everyday living or entertaining. The kitchen offers a functional footprint. Throughout the home, you’ll find original character, built-ins, and room configurations that lend themselves well to customization and improvement. This property could be transformed into a standout home or a strong addition to an investment portfolio. Whether you’re an investor searching for your next project or a buyer ready to put in some work and make it your own, this is a prime opportunity to capitalize on value and upside.

20. 2007-10-15
    soldstatus $46,400 314-char remark

    Show marketing remark (314 chars)

    MOVE RIGHT INTO THIS REMODELED HOME WITH IMMEDIATE POSSESSION! LARGE LIVING ROOM WITH WOOD BURNING FIREPLACE, ENCLOSED FRONT PORCH, 2 BEDROOMS, REMODELED BATH, KITCHEN WITH NEW CABINETS AND FLOORING, DINING ROOM, BASEME NT WITH WASHER & DRYER HOOKUP, DEHUMIDFIER, 1 CAR DETACHED GARAGE. NICELY LANDSCAPED YARD.

21. 2007-06-08
    listed $48,400 314-char remark

    Show marketing remark (314 chars)

    MOVE RIGHT INTO THIS REMODELED HOME WITH IMMEDIATE POSSESSION! LARGE LIVING ROOM WITH WOOD BURNING FIREPLACE, ENCLOSED FRONT PORCH, 2 BEDROOMS, REMODELED BATH, KITCHEN WITH NEW CABINETS AND FLOORING, DINING ROOM, BASEME NT WITH WASHER & DRYER HOOKUP, DEHUMIDFIER, 1 CAR DETACHED GARAGE. NICELY LANDSCAPED YARD.

ⓘ 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: $1,758 · $147/mo
• Projected year-2 tax: $1,758 · $147/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 ≥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: $11,671
• − Mortgage interest: −$3,585
• − Property taxes: −$1,758
• − Insurance: −$320
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,862
• Taxable income: $2,279
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $2,568/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

+44.4% since first listed

5 events — show timeline

• 2026-05-13 Relisted — IRMLS
• 2026-04-27 Pending — IRMLS
• 2026-04-20 Listed $69,900 IRMLS
• 2007-10-15 Sold (MLS) $46,400 MIBOR as Distributed by MLS Grid
• 2007-06-08 Listed $48,400 MIBOR as Distributed by MLS Grid

Property tax history

-0.6%/yr

Latest (2025): $1,758 · +15.8% YoY. Source: county tax records.