1968 Branchside Ct · Greenfield, IN 46140

$265,000

3 bd · 2.0 ba · 2,260 sqft · SingleFamily public records · 10 Days on market

Built 2006 10,454 sqft lot Est $298k · 11% under $17/mo HOA · 1% of rent

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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 +12.5/15.0
• Cash flow +11.9/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 2 Bath House in Indigo Springs on great lot, quit cul-de-sac. located close to interstate, stores , Great Greenfield Schools.

Key facts

• Great lot
• Quiet cul-de-sac
• Stores

Tags

• GREAT LOT
• QUIET CUL-DE-SAC
• CLOSE TO INTERSTATE
• STORES
• GREAT GREENFIELD SCHOOLS

Property features AI

Finance

• HOA & community: Mandatory HOA with annual fee of $200

Exterior

• Parking: Attached garage (1 car, approximately 380 sq ft)
• Utilities: Community sewer; Private water
• Home design: Single-family residence; Two levels
• Construction: Wood siding exterior; Concrete perimeter foundation
• Exterior features: Located on a cul-de-sac; Lot under 1/4 acre (approximately 0.24 acres)

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Refrigerator
• Bedrooms: Three upper-level bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; Primary bathroom with double sinks and full tub
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Great room (20x15); Living room (16x16); Open kitchen (16x17); Main-level laundry (6x9); Three additional upper rooms (one 18x16, others include 12x10 and 10x17)
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-70 ($-836/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (23.7% below list).
• Recommended offer: $202k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Greenfield — 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 (#88 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Greenfield-Central Community Schools (other): math 47% / reading 45% proficiency, ranked #83 of 301 in IN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jb Stephens Elementary School (math 57% / reading 47%, grade C-, #237 of 994 statewide, top 26%, 561 students, 43% FRL); Greenfield Central Junior High Sch (math 38% / reading 42%, grade F, #120 of 330 statewide, top 37%, 675 students, 45% FRL); Greenfield-Central High School (math 37% / reading 65%, grade D+, #115 of 369 statewide, top 31%, 1,462 students, 35% FRL).
• Market conditions: Rents rising (+2.9%/yr); 483 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,091 units permitted in Hancock 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 $8k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $202,286 (23.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.13%
• DSCR: 0.95
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $298,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
782 Runnymede Ct	0.29mi	3/2.5	2,354 (+4%)	3mo	$276,000	$117	75
2202 Silver Spoon Dr	0.32mi	4/2.5 (+1)	2,390 (+6%)	3mo	$289,000	$121	66
2249 Silver Spoon Dr	0.41mi	4/3.0 (+1)	2,319 (+3%)	5mo	$315,000	$136	63
535 Mozart Dr	0.32mi	4/2.5 (+1)	2,430 (+8%)	3mo	$306,000	$126	63
890 Indigo Dr	0.41mi	3/2.5	2,450 (+8%)	4mo	$287,000	$117	62
800 Gondola Run	0.38mi	3/2.5	2,144 (-5%)	13mo	$275,000	$128	61
781 Prospector Dr	0.57mi	4/3.0 (+1)	2,278 (+1%)	6mo	$300,000	$132	58
2253 Jaybird Dr	0.52mi	3/2.5	2,390 (+6%)	10mo	$285,000	$119	56
2260 Sante Fe Dr	0.69mi	4/2.5 (+1)	2,390 (+6%)	0mo	$335,000	$140	51
2209 Foxfire Ct	0.39mi	4/2.5 (+1)	2,512 (+11%)	12mo	$338,000	$135	46
1297 Morningside Dr	0.69mi	3/2.5	2,106 (-7%)	13mo	$444,900	$211	44
491 Tracewood Bnd	0.59mi	4/2.5 (+1)	2,463 (+9%)	12mo	$340,000	$138	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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-47,690
• Equity at exit: $39,512

10-year hold

• IRR: -10.9%
• Equity multiple: 0.35×
• Total profit: $-48,521
• Equity at exit: $22,912

Cash invested: $74,200 (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 46140

• Rents YoY: 2.9%
• Active inventory: 483
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$151 /mo · $1,807/yr
• Insurance: −$110
• HOA: −$17
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-70

Break-even live

Break-even rent $2,111

Max offer price $252,700

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $5	+0% $-70	+5% $-145	+10% $-220
Rent	-10% $-229	-5% $-150	+0% $-70	+5% $10	+10% $90
Rate	-1.0pp $64	-0.5pp $-2	base $-70	+0.5pp $-138	+1.0pp $-208

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
859 Runnymede Dr Greenfield, IN	3.0	2.5	2125	$2,000	$0.94	0d	1	0.34mi
1904 Breakwater Dr Greenfield, IN	3.0	2.5	1997	$1,810	$0.91	22d	1	0.53mi
975 Geronimo Dr Greenfield, IN	4.0	2.0	2051	$2,295	$1.12	13d	1	0.74mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 8 events

1. 2026-06-22
   days on market $265,000 Active 10 DOM
2. 2026-06-21
   days on market $265,000 Active 9 DOM
3. 2026-06-18
   days on market $265,000 Active 6 DOM
4. 2026-06-17
   days on market $265,000 Active 5 DOM
5. 2026-06-16
   days on market $265,000 Active 4 DOM
6. 2026-06-15
   days on market $265,000 Active 3 DOM
7. 2026-06-13
   remarks 135-char remark
8. 2026-06-13
   listed $265,000 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: $1,807 · $151/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: +$223/yr (+$19/mo · 12.3%)

ⓘ 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 ≥102°F today · 18 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: $24,274
• − Mortgage interest: −$14,844
• − Property taxes: −$1,807
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$204
• − Depreciation: −$7,709
• Taxable loss: −$5,499
• Est. tax savings @ 24.0%: +$1,320
• After-tax cash flow: $484/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: Greenfield-Central Community Schools
• NCES district ID: 1804050
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $55,533
• Composite: 40.01/100
• National rank: #3827
• State rank: #83 of 301 in IN

Livability — Greenfield

• Score: 73/100
• State rank: #88
• US rank: #5094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, IN
• County: Hancock County · 59,521 people
• City population: 43,511
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,511
• Household income: $83,056
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 795.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.67%
• Current HPI: 225.0367
• Rent YoY: ▲ 2.88%
• 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

1 event — show timeline

• 2026-06-12 Listed $265,000 MIBOR as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,807 · -6.8% YoY. Source: county tax records.