11435 Bradford Rd · Greenville, IN 47124

$169,900

3 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 290 Days on market

Built 1970 1.21 ac lot ↓ 38% since listing

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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 +10.9/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check this out! 4 (possible 5) Bedroom home! This home offers a large living room and two large family rooms, one of which could be easily be converted to a 5th Bedroom and you will still have a living room and a family room! If you need extra space, this is the one! This home offers a nice large deck for all of your entertaining needs with a beautiful, wooded view on 1.2+/- Acres with backyard privacy and there is plenty of parking space for guests!

Key facts

• Large deck
• Backyard privacy
• Large living room

Tags

• LARGE LIVING ROOM
• TWO LARGE FAMILY ROOMS
• LARGE DECK
• WOODED VIEW
• BACKYARD PRIVACY
• PLENTY OF PARKING SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water connected; Septic tank sewer
• Home design: Single-story home
• Construction: Frame construction; Crawlspace foundation
• Exterior features: Residential zoning; Lot approximately 1.21 acres

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the first level; One additional room described as possible 5th bedroom or second family room on the first level
• Flooring: Carpet in several rooms; Laminate in living room; Linoleum in kitchen; Tile in bathroom
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; Possible 5th bedroom or second family room (flex space)
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-75 ($-901/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (19.2% below list).
• Recommended offer: $137k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#172 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Albany-Floyd County Consolidated Schools (suburban): math 46% / reading 50% proficiency, ranked #68 of 301 in IN (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Georgetown Elementary School (math 67% / reading 52%, grade B-, #128 of 994 statewide, top 15%, 683 students, 28% FRL); Highland Hills Middle School (math 53% / reading 57%, grade B-, #26 of 330 statewide, top 8%, 1,652 students, 19% FRL); Floyd Central High School (math 50% / reading 80%, grade B, #31 of 369 statewide, top 9%, 1,873 students, 19% FRL) — zoned schools average 22% FRL vs 38% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 20 active listings in the ZIP; 297 units permitted in Floyd County in 2024 (84 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Floyd County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $137,291 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-32,302
• Equity at exit: $25,333

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-34,238
• Equity at exit: $14,690

Cash invested: $47,572 (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 47124

• Home prices YoY: -31.8%
• Active inventory: 20
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-75

Break-even live

Break-even rent $1,468

Max offer price $156,636

Occupancy floor —

Sensitivity live

Price	-10% $21	-5% $-27	+0% $-75	+5% $-123	+10% $-171
Rent	-10% $-184	-5% $-129	+0% $-75	+5% $-21	+10% $33
Rate	-1.0pp $10	-0.5pp $-32	base $-75	+0.5pp $-119	+1.0pp $-164

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $169,900 Active 290 DOM
2. 2026-06-18
   days on market $169,900 Active 287 DOM
3. 2026-06-17
   days on market $169,900 Active 286 DOM
4. 2026-06-16
   days on market $169,900 Active 285 DOM
5. 2026-06-15
   days on market $169,900 Active 284 DOM
6. 2026-06-13
   days on market $169,900 Active 282 DOM
7. 2026-06-10
   days on market $169,900 Active 279 DOM
8. 2026-06-09
   days on market $169,900 Active 278 DOM
9. 2026-06-08
   days on market $169,900 Active 277 DOM
10. 2026-06-07
    days on market $169,900 Active 276 DOM
11. 2026-06-03
    days on market $169,900 Active 272 DOM
12. 2026-06-02
    days on market $169,900 Active 271 DOM
13. 2026-06-01
    days on market $169,900 Active 270 DOM
14. 2026-05-31
    days on market $169,900 Active 269 DOM
15. 2026-04-27
    price $189,900
16. 2026-03-30
    price $199,900
17. 2026-03-02
    price $209,900
18. 2026-02-04
    price $219,900
19. 2026-01-09
    price $229,900
20. 2025-12-02
    status Active
21. 2025-12-02
    historical
22. 2025-10-21
    price $239,900
23. 2025-09-16
    price $259,900
24. 2025-09-02
    listed $269,900 Active
25. 2025-08-04
    price $269,900
26. 2025-06-12
    price $284,900
27. 2025-05-08
    price $294,900
28. 2025-04-15
    price $304,900
29. 2022-12-04
    historical

ⓘ 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: $2,375 · $198/mo
• Projected year-2 tax: $2,375 · $198/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 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,475
• − Mortgage interest: −$9,517
• − Property taxes: −$2,375
• − Insurance: −$850
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$4,943
• Taxable loss: −$3,845
• Est. tax savings @ 24.0%: +$923
• After-tax cash flow: $22/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: New Albany-Floyd County Consolidated Schools
• NCES district ID: 1807410
• Math proficiency: 46% ▼ -4.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $54,709
• Composite: 41.57/100
• National rank: #3441
• State rank: #68 of 301 in IN

Livability — Greenville

• Score: 70/100
• State rank: #172
• US rank: #8030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,514

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 82,092 people
• By 2030: 84,384 · +2.8%
• By 2040: 87,919 · +7.1%
• By 2050: 89,958 · +9.6%
• By 2075: 94,159 · +14.7%
• By 2100: 91,907 · +12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Portuguese 3% Serbian 2% Slovak 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Floyd

• 2024 margin: R (+15.5) · D 41.4% · R 56.9% · Other 1.7%
• 2008→2024 swing: -5.4pp toward R · 2008: -10.1pp · 2024: -15.5pp
• All cycles: 2024: R+15.5 2020: R+14.1 2016: R+20.1 2012: R+14.3 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.09%
• Current HPI: 210.1422
• 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

-37.7% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $189,900 SIRA
• 2026-03-30 Price Changed $199,900 SIRA
• 2026-03-02 Price Changed $209,900 SIRA
• 2026-02-04 Price Changed $219,900 SIRA
• 2026-01-09 Price Changed $229,900 SIRA
• 2025-12-02 Relisted — SIRA
• 2025-12-02 Delisted — SIRA
• 2025-10-21 Price Changed $239,900 SIRA
• 2025-09-16 Price Changed $259,900 SIRA
• 2025-09-02 Listed $269,900 SIRA
• 2025-08-04 Price Changed $269,900 SIRA
• 2025-06-12 Price Changed $284,900 SIRA
• 2025-05-08 Price Changed $294,900 SIRA
• 2025-04-15 Price Changed $304,900 SIRA
• 2022-12-04 Rental Removed — RENT.

Property tax history

+2.5%/yr

Latest (2024): $2,375 · -24.2% YoY. Source: county tax records.