711 Howard Rd · Greenwood, IN 46142

$208,500

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 57 Days on market

Built 1960 10,498 sqft lot $154/sqft · 16% below area Est $248k · 16% under ↓ 4% 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).

• ARV discount +14.7/15.0
• Cash flow +11.0/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully renovated brick ranch in the heart of Greenwood has a huge back yard with a full rear fence! The beautiful interior features fresh painting, brand new laminate vinyl plank flooring and carpeting! The kitchen sparkles with new counter tops, sink & faucet and also includes brand-new stainless-steel built-in appliances! The bathroom is all brand new with vanity, sink & faucet and home has all new light fans & fixtures! Plenty of room to spread out with the large family room or use as a work area! Gas furnace and water heater less than 10 years old! Home will have a brand-new roof!

Key facts

• New counter tops
• Large family room
• Brand new bathroom

Tags

• RENOVATED BRICK RANCH
• HUGE BACK YARD
• NEW COUNTER TOPS
• BRAND NEW BATHROOM
• LARGE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (29.1% below list).
• Recommended offer: $148k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.5% in Greenwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#91 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Greenwood Community School Corporation (suburban): math 41% / reading 52% proficiency, ranked #88 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwest Elementary School (math 46% / reading 41%, grade F, #411 of 994 statewide, top 42%, 543 students, 54% FRL); Greenwood Middle School (math 36% / reading 52%, grade D, #87 of 330 statewide, top 27%, 948 students, 53% FRL); Greenwood Community High Sch (math 37% / reading 79%, grade C, #62 of 369 statewide, top 17%, 1,175 students, 43% FRL).
• Market conditions: Rents soft (-0.1%/yr); 61 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,133 units permitted in Johnson County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,836 (29.1% 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 57 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.71% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (median comp): $247,952
• List price: $208,500
• Delta: -15.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Elm St	0.23mi	3/2.0	1,261 (-7%)	1mo	$265,000	$210	73
300 Sunset Blvd	0.41mi	3/2.0	1,372 (+2%)	3mo	$265,000	$193	72
1010 Maple St	0.11mi	4/2.0 (+1)	1,404 (+4%)	10mo	$285,000	$203	71
374 Redbud Pl	0.49mi	3/2.0	1,386 (+2%)	9mo	$239,900	$173	61
935 Fry Rd	0.22mi	3/2.0	1,190 (-12%)	8mo	$212,000	$178	59
624 Redbud Ln	0.44mi	3/2.0	1,490 (+10%)	2mo	$325,827	$219	57
143 Howard Rd	0.62mi	3/1.5	1,308 (-3%)	9mo	$254,900	$195	56
1039 Galaxie Dr	0.59mi	3/1.0	1,223 (-10%)	6mo	$210,000	$172	52
1082 Galaxie Dr	0.65mi	4/1.0 (+1)	1,377 (+2%)	12mo	$253,000	$184	52
520 Woodland Pl	0.74mi	3/1.5	1,242 (-8%)	2mo	$230,000	$185	48
406 Frst Pk Dr N	0.72mi	2/2.0 (-1)	1,382 (+2%)	12mo	$252,000	$182	43
1290 Tree Top Ln	0.75mi	3/1.5	1,174 (-13%)	1mo	$210,000	$179	40

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: -22.3%
• Equity multiple: 0.25×
• Total profit: $-43,842
• Equity at exit: $31,088

10-year hold

• IRR: -24.7%
• Equity multiple: -0.07×
• Total profit: $-62,543
• Equity at exit: $18,027

Cash invested: $58,380 (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 46142

• Rents YoY: -0.1%
• Active inventory: 61
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$1,093
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-88

Break-even live

Break-even rent $1,590

Max offer price $192,878

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-29	+0% $-88	+5% $-147	+10% $-206
Rent	-10% $-205	-5% $-147	+0% $-88	+5% $-30	+10% $28
Rate	-1.0pp $17	-0.5pp $-35	base $-88	+0.5pp $-142	+1.0pp $-197

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: $52,125
• Closing costs: $6,255
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
745 Wood Dale Ter Greenwood, IN	1.0–2.0	1.0–1.5	818	$1,397	$1.71	0d	9	0.13mi
622 Wood Dale Ter Greenwood, IN	1.0–2.0	1.0–1.5	947	$1,104	$1.17	25d	3	0.24mi
628 Wooddale Ter Unit 1007 Greenwood, IN	2.0	1.5	1013	$1,104	$1.09	45d	1	0.25mi
800 Kings Mill Rd Greenwood, IN	2.0	1.0–2.0	701	$1,347	$1.92	0d	50	0.29mi
601 Wood Dale Ter Greenwood, IN	2.0	1.5	960	$1,174	$1.22	46d	1	0.33mi
921 Parliament Pl Greenwood, IN	1.0–3.0	1.0–2.0	994	$1,525	$1.53	4d	30	0.61mi
614 Park Madison Dr Greenwood, IN	2.0	2.0	1150	$1,250	$1.09	12d	1	0.70mi
8960 S Keystone Ave Indianapolis, IN	1.0–2.0	1.0	881	$1,270	$1.44	3d	7	0.75mi
968 Greenwood Trl W Greenwood, IN	2.0	2.0	1088	$1,475	$1.36	14d	1	0.91mi
2816 E County Line Rd Indianapolis, IN	2.0	1.0	1265	$910	$0.72	25d	1	0.92mi
88 Keran Manor Ct Greenwood, IN	2.0	1.0	945	$1,450	$1.53	45d	1	0.94mi
1039 N Paz Dr Greenwood, IN	1.0–3.0	1.0–2.0	925	$1,434	$1.55	0d	9	0.98mi
49 Trails End Unit 1 Greenwood, IN	2.0	1.5	1088	$1,450	$1.33	0d	1	1.00mi
14 Greenwood Trl N Greenwood, IN	2.0	1.5	1088	$1,275	$1.17	16d	1	1.05mi
1201 Community Pl Indianapolis, IN	2.0–3.0	1.0–1.5	908	$1,530	$1.69	25d	3	1.07mi
1703 E 12 Rd Stop 12 Indianapolis, IN	3.0	2.0	1840	$1,899	$1.03	12d	1	1.14mi
464 Carol Dr Greenwood, IN	3.0	1.0	888	$1,550	$1.75	45d	1	1.16mi
8580 Beechmill Ln Indianapolis, IN	1.0–2.0	1.0–1.5	794	$1,265	$1.59	4d	13	1.19mi
132 Westridge Pl Greenwood, IN	4.0	2.5	1680	$1,915	$1.14	14d	1	1.30mi
720 Buffalo Run Dr Indianapolis, IN	1.0–2.0	1.0–2.0	707	$1,399	$1.98	5d	25	1.38mi
3503 Pleasant Lake Dr Indianapolis, IN	3.0	1.0	1064	$1,615	$1.52	14d	1	1.38mi
8631 Pleasant Creek Ct Indianapolis, IN	3.0	2.0	1120	$1,706	$1.52	9d	1	1.38mi
412 E County Line Rd Indianapolis, IN	2.0–3.0	1.5–2.5	1492	$2,175	$1.46	0d	6	1.49mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $208,500 Pending 57 DOM
2. 2026-06-09
   days on market $208,500 Active 54 DOM
3. 2026-06-08
   days on market $208,500 Active 53 DOM
4. 2026-06-07
   remarks 687-char remark
5. 2026-06-07
   days on market $208,500 Active 52 DOM
6. 2026-06-03
   days on market $208,500 Active 48 DOM
7. 2026-06-02
   days on market $208,500 Active 47 DOM
8. 2026-06-02
   price $208,500 Active 46 DOM
9. 2026-06-01
   days on market $211,500 Active 46 DOM
10. 2026-05-31
    days on market $211,500 Active 45 DOM
11. 2026-05-15
    price $214,500 607-char remark

    Show marketing remark (607 chars)

    This fully renovated brick ranch in the heart of Greenwood has a huge back yard with a full rear fence! The beautiful interior features fresh painting, brand new laminate vinyl plank flooring and carpeting! The kitchen sparkles with new counter tops, sink & faucet and also includes brand-new stainless-steel built-in appliances! The bathroom is all brand new with vanity, sink & faucet and home has all new light fans & fixtures! Plenty of room to spread out with the large family room or use as a work area! Gas furnace and water heater less than 10 years old! Home will have a brand-new roof!

12. 2026-05-08
    price $217,500 607-char remark

    Show marketing remark (607 chars)

    This fully renovated brick ranch in the heart of Greenwood has a huge back yard with a full rear fence! The beautiful interior features fresh painting, brand new laminate vinyl plank flooring and carpeting! The kitchen sparkles with new counter tops, sink & faucet and also includes brand-new stainless-steel built-in appliances! The bathroom is all brand new with vanity, sink & faucet and home has all new light fans & fixtures! Plenty of room to spread out with the large family room or use as a work area! Gas furnace and water heater less than 10 years old! Home will have a brand-new roof!

13. 2026-04-26
    price $219,500 607-char remark

    Show marketing remark (607 chars)

    This fully renovated brick ranch in the heart of Greenwood has a huge back yard with a full rear fence! The beautiful interior features fresh painting, brand new laminate vinyl plank flooring and carpeting! The kitchen sparkles with new counter tops, sink & faucet and also includes brand-new stainless-steel built-in appliances! The bathroom is all brand new with vanity, sink & faucet and home has all new light fans & fixtures! Plenty of room to spread out with the large family room or use as a work area! Gas furnace and water heater less than 10 years old! Home will have a brand-new roof!

14. 2026-04-16
    listed $224,500 Active 607-char remark

    Show marketing remark (607 chars)

    This fully renovated brick ranch in the heart of Greenwood has a huge back yard with a full rear fence! The beautiful interior features fresh painting, brand new laminate vinyl plank flooring and carpeting! The kitchen sparkles with new counter tops, sink & faucet and also includes brand-new stainless-steel built-in appliances! The bathroom is all brand new with vanity, sink & faucet and home has all new light fans & fixtures! Plenty of room to spread out with the large family room or use as a work area! Gas furnace and water heater less than 10 years old! Home will have a brand-new roof!

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$430/yr (+$36/mo · 47.1%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,740
• − Mortgage interest: −$11,679
• − Property taxes: −$913
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$6,065
• Taxable loss: −$4,798
• Est. tax savings @ 24.0%: +$1,152
• After-tax cash flow: $90/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: Greenwood Community School Corporation
• NCES district ID: 1804110
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $48,589
• Composite: 39.71/100
• National rank: #3902
• State rank: #88 of 301 in IN

Livability — Greenwood

• Score: 73/100
• State rank: #91
• US rank: #5255

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, IN
• County: Johnson County · 154,261 people
• City population: 96,151
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 34,348
• Household income: $89,001
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 482.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 6% Hispanic / Latino 5% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 6% · Canada, Philippines
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.62%
• Current HPI: 210.7473
• Rent YoY: ▼ -0.15%
• Metro: Indianapolis-Carmel-Anderson, 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

-4.5% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $214,500 MIBOR as Distributed by MLS Grid
• 2026-05-08 Price Changed $217,500 MIBOR as Distributed by MLS Grid
• 2026-04-26 Price Changed $219,500 MIBOR as Distributed by MLS Grid
• 2026-04-16 Listed $224,500 MIBOR as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2024): $913 · +2.0% YoY. Source: county tax records.