467 S Monfort St · Greensburg, IN 47240

$144,920

2 bd · 2.0 ba · 2,274 sqft · MultiFamily public records · 17 Days on market

Built 1940 6,400 sqft lot Est $134k · 8% over

---

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 +3.9/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 Unit Money Maker in the heart of Historic Greensburg. Walking distance to Family Dollar, Gas Station & Courthouse square, playground just a couple blocks away. South side UNIT B is LR, Kit & 2 Bedrooms up, Gas wall unit heating, 200 amp elect breaker, washer & dryer hookups & rents for500/bi-weekly. North side UNIT A is LR, Kit & 1 Bedroom, Electric BB heat, 200 amp elect breaker rents for 260/wk. Deposits are $500 each. Landlord pays all utilities. Both units have electric water heaters. Both units share a deck off the back & mini barn for storage. Ranges & Refrigerators on both sides and washer & dryer in unit B are all owned by the owner.

Key facts

• Rear wooden deck
• Mini barn
• Shared front porch

Tags

• INVESTMENT OPPORTUNITY
• TWO SEPARATE RENTAL UNITS
• WALKING DISTANCE OF DOWNTOWN
• SHARED FRONT PORCH
• REAR WOODEN DECK
• MINI BARN

Property features AI

Finance

• Other: Total gross area approximately 1729; Lot size about 0.15 acres (<1/4 acre)
• Financial info: Property configured as 2 units; Gross income reported as 2400 (monthly); Expenses reported as 2120; Owner pays taxes; Unit rents shown as $1200/month for each unit

Exterior

• Parking: On-street parking
• Utilities: Solid waste: No service
• Home design: Duplex residential income property; One-and-one-half story; East-facing
• Construction: Vinyl siding; Rock foundation; Shingle roof; Built as a duplex
• Exterior features: Mini barn on property; Sidewalks; Street cuts for road access

Interior

• Kitchen: Each unit has a kitchen
• Bedrooms: One unit is 2 bedroom (2 levels); One unit is 1 bedroom (1 level)
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Fixer condition; Has a view
• Laundry & utility: Some units have laundry connections; Main level laundry connections available

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $501/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 5.9% in Greensburg — 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 69/100 on livability (#200 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, amenities F, commute F.
• Greensburg Community Schools (town): math 38% / reading 51% proficiency, ranked #102 of 301 in IN (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greensburg Elementary (math 60% / reading 47%, grade C, #225 of 994 statewide, top 23%, 1,037 students, 55% FRL); Greensburg Community High School (math 27% / reading 67%, grade D-, #143 of 369 statewide, top 44%, 671 students, 44% FRL).
• Market conditions: 157 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 66 units permitted in Decatur 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 $4k of value loss. Plan a longer hold.
• Decatur County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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 $85k; list at $145k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,746 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1940 — 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 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.61%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $134,166
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 S Broadway St	0.17mi	2/4.0	2,304 (+1%)	4mo	$135,000	$59	79

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: 24.1%
• Equity multiple: 1.99×
• Total profit: $40,305
• Equity at exit: $21,608

10-year hold

• IRR: 32.0%
• Equity multiple: 3.89×
• Total profit: $117,289
• Equity at exit: $12,530

Cash invested: $40,578 (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 47240

• Home prices YoY: -25.0%
• Active inventory: 157
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$152 /mo · $1,822/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,001

Break-even live

Break-even rent $1,231

Max offer price $144,920

Occupancy floor 55%

Sensitivity live

Price	-10% $1,083	-5% $1,042	+0% $1,001	+5% $960	+10% $919
Rent	-10% $804	-5% $903	+0% $1,001	+5% $1,100	+10% $1,199
Rate	-1.0pp $1,074	-0.5pp $1,038	base $1,001	+0.5pp $964	+1.0pp $925

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,249
1× unit	2	1	$1,249
Total (2 units)			$2,498

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: $36,230
• Closing costs: $4,348
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1011 N Anderson St Greensburg, IN	3.0	2.5	1620	$3,995	$2.47	12d	1	1.02mi

Listing history 13 events

1. 2026-06-21
   days on market $144,920 Active 17 DOM
2. 2026-06-18
   days on market $144,920 Active 15 DOM
3. 2026-06-17
   days on market $144,920 Active 14 DOM
4. 2026-06-16
   days on market $144,920 Active 13 DOM
5. 2026-06-15
   days on market $144,920 Active 12 DOM
6. 2026-06-13
   days on market $144,920 Active 10 DOM
7. 2026-06-12
   days on market $144,920 Active 9 DOM
8. 2026-06-09
   days on market $144,920 Active 6 DOM
9. 2026-06-08
   days on market $144,920 Active 5 DOM
10. 2026-06-07
    days on market $144,920 Active 4 DOM
11. 2026-06-05
    days on market $144,920 Active 2 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $144,920 Active 1 DOM

ⓘ 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: $1,822 · $152/mo
• Projected year-2 tax: $1,822 · $152/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 ≥102°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,976
• − Mortgage interest: −$8,118
• − Property taxes: −$1,822
• − Insurance: −$725
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$4,216
• Taxable income: $10,300
• Est. tax owed @ 24.0%: −$2,472
• After-tax cash flow: $9,543/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: Greensburg Community Schools
• NCES district ID: 1804080
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 51% ▼ -2.00%
• Median HH income: $47,723
• Composite: 37.96/100
• National rank: #4301
• State rank: #102 of 301 in IN

Livability — Greensburg

• Score: 69/100
• State rank: #200
• US rank: #8922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensburg, IN
• Population (ZIP): 21,514

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 27,709 people
• By 2030: 28,278 · +2.1%
• By 2040: 29,195 · +5.4%
• By 2050: 29,512 · +6.5%
• By 2075: 29,835 · +7.7%
• By 2100: 27,192 · -1.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+58.5) · D 19.9% · R 78.4% · Other 1.8%
• 2008→2024 swing: -34.1pp toward R · 2008: -24.4pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.1 2016: R+57.4 2012: R+40.5 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.13%
• Current HPI: 210.3591
• 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

+107.3% since first listed

15 events — show timeline

• 2026-06-03 Listed $144,920 MIBOR as Distributed by MLS Grid
• 2023-10-26 Sold (MLS) $85,000 MIBOR as Distributed by MLS Grid
• 2023-09-15 Pending — MIBOR as Distributed by MLS Grid
• 2023-03-29 Listed $98,000 MIBOR as Distributed by MLS Grid
• 2016-07-13 Sold (MLS) $32,500 MIBOR as Distributed by MLS Grid
• 2016-07-06 Pending — MIBOR as Distributed by MLS Grid
• 2016-07-01 Relisted — MIBOR as Distributed by MLS Grid
• 2016-06-30 Listing Removed — MIBOR as Distributed by MLS Grid
• 2016-06-17 Price Changed $35,000 MIBOR as Distributed by MLS Grid
• 2016-06-03 Price Changed $39,900 MIBOR as Distributed by MLS Grid
• 2016-05-02 Price Changed $49,900 MIBOR as Distributed by MLS Grid
• 2016-02-05 Price Changed $54,500 MIBOR as Distributed by MLS Grid
• 2016-02-04 Listed $5,450,000 MIBOR as Distributed by MLS Grid
• 2013-02-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-08-06 Listed $69,900 MIBOR as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2023): $1,822 · +8.2% YoY. Source: county tax records.