1101 N Park St · Greensburg, IN 47240

$225,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 24 Days on market

Built 1956 8,800 sqft lot $179/sqft · 33% above area Est $169k · 33% over

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Why this score? — see what drove the C 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 4-bedroom, 2-bath home located in the heart of Greensburg! Offering a blend of modern updates, functional space, and everyday comfort, this property is move-in ready and full of charm. Step inside to find brand new luxury vinyl plank flooring flowing throughout the home, creating a clean, modern feel with low-maintenance durability. The updated kitchen features warm butcher block countertops that perfectly complement the home's inviting character while providing excellent workspace for cooking and entertaining. Enjoy your morning coffee on the covered front porch or unwind in the evenings on the covered rear porch overlooking the backyard. The home also o

Key facts

• Covered front porch
• Storage shed
• Updated kitchen

Tags

• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• COVERED FRONT PORCH
• COVERED REAR PORCH
• DETACHED GARAGE
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached carport; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered patio/porch; Storage shed

Interior

• Kitchen: Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Accessible approach with ramp; Smoke detector(s)
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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-, schools D+, amenities 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.
• Market conditions: 155 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 $63k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $169,052
• List price: $225,000
• Delta: 33.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
633 W Sheridan St	0.32mi	3/1.0	1,249 (-1%)	5mo	$112,000	$90	80
1110 N Carver St	0.10mi	2/1.0 (-1)	1,165 (-8%)	12mo	$67,574	$58	68
408 N Carver St	0.51mi	3/1.0	1,174 (-7%)	0mo	$61,500	$52	64
615 W 11th St	0.47mi	3/1.0	1,152 (-9%)	6mo	$175,000	$152	58
402 W Washington St	0.69mi	3/1.0	1,328 (+5%)	2mo	$170,000	$128	57
1712 N Oakmont Ave	0.54mi	2/1.0 (-1)	1,152 (-9%)	3mo	$235,000	$204	54
205 E 4th St	0.61mi	3/1.0	1,119 (-11%)	1mo	$189,000	$169	52
328 N Carver St	0.55mi	3/2.0	1,340 (+6%)	11mo	$200,000	$149	51
203 W 2nd St	0.42mi	3/1.0	1,103 (-12%)	13mo	$210,000	$190	49
721 W 15th St	0.69mi	3/2.0	1,383 (+10%)	2mo	$250,619	$181	45
216 N Amrhein Dr	0.67mi	3/1.5	1,352 (+7%)	13mo	$199,900	$148	44
214 N Amrhein Dr	0.68mi	3/1.5	1,404 (+11%)	6mo	$217,000	$155	42

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $13,793
• Equity at exit: $33,548

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $76,843
• Equity at exit: $19,454

Cash invested: $63,000 (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: 155
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,966 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $788

Break-even live

Break-even rent $1,968

Max offer price $225,000

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.13mi
1304 E Liberty Cir Greensburg, IN	2.0	1.0	958	$1,249	$1.30	12d	1	0.65mi
2193 N Broadway St Greensburg, IN	2.0	2.0	1013	$1,324	$1.31	14d	1	0.87mi
2303 N Broadway St Greensburg, IN	2.0	2.0	1100	$1,399	$1.27	23d	1	0.95mi
1651 W Kole Dr Unit A Greensburg, IN	3.0	2.0	1075	$1,350	$1.26	23d	1	0.99mi

Listing history 10 events

1. 2026-06-02
   status $225,000 Pending 24 DOM
2. 2026-06-01
   days on market $225,000 Active 24 DOM
3. 2026-05-31
   days on market $225,000 Active 23 DOM
4. 2026-05-31
   days on market $225,000 Active 22 DOM
5. 2026-05-08
   listed $225,000 Active 1405-char remark
6. 2020-11-03
   historical
7. 2020-10-23
   price $129,900
8. 2020-10-05
   price $140,000
9. 2020-10-05
   price $150,000
10. 2020-09-24
    listed $160,000 Active

ⓘ 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 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: $35,593
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − Depreciation: −$6,545
• Taxable income: $6,250
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $7,960/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

+40.6% since first listed

7 events — show timeline

• 2026-06-02 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-08 Listed $225,000 MIBOR as Distributed by MLS Grid
• 2020-11-03 Listing Removed — MIBOR as Distributed by MLS Grid
• 2020-10-23 Price Changed $129,900 MIBOR as Distributed by MLS Grid
• 2020-10-05 Price Changed $140,000 MIBOR as Distributed by MLS Grid
• 2020-10-05 Price Changed $150,000 MIBOR as Distributed by MLS Grid
• 2020-09-24 Listed $160,000 MIBOR as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2023): $422 · +2.0% YoY. Source: county tax records.