14 Wood St · Greenfield, IN 46140

$199,900

4 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 6 Days on market

Built 1880 4,138 sqft lot Est $214k · 7% under

---

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 +19.5/30.0
• ARV discount +10.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very spacious 2 story traditional home 3BR 1BA in the heart of Historic Greenfield. Located on 2 city lots, partially fenced. Water Heater new Sept 2016. Walk to schools, parks, shopping, hospital, restaurants, and downtown. Home is being sold AS-IS

Key facts

• 4,138 sq ft lot
• Garage
• Built 1880

Property features AI

Finance

• Other: Property on approximately 0.1 acre (< 1/4 acre); Outbuilding present

Exterior

• Parking: Guest street parking
• Security: Smoke alarm
• Utilities: Public water; Municipal sewer connected; Natural gas connected; Cable available; Electric service available
• Home design: Single family residence; Two levels
• Construction: Vinyl siding; Block and brick/mortar foundation
• Exterior features: Covered patio; Mini barn; Storage shed / outbuilding; Full privacy fence; Mature trees; Sidewalks, street lights, storm sewer

Interior

• Kitchen: Dishwasher; Electric oven; Range hood; Microwave with hood; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms total — 2 on the main level, 1 on the upper level; Primary bedroom includes a walk-in closet
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; High ceilings; Walk-in closet(s); Hardwood floors; Painted woodwork
• Laundry & utility: Laundry on main level; Gas water heater; Sump pump; Iron filter

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.3% below list).
• Recommended offer: $197k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.4% in Greenfield — 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 73/100 on livability (#88 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; 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.
• Market conditions: Rents rising (+2.9%/yr); 481 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $76k; list at $200k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,208 (1.3% below list)

Questions for the listing agent

1. Built in 1880 — 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 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?
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: 0.99% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $214,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3904 N State Road 9	0.27mi	3/1.5 (-1)	1,635 (+8%)	3mo	$250,000	$153	65
3809 N State Road 9	0.27mi	3/1.5 (-1)	1,404 (-8%)	7mo	$225,000	$160	62
239 Walnut St	0.49mi	4/1.0	1,338 (-12%)	0mo	$130,000	$97	57
17 Center St	0.67mi	3/1.0 (-1)	1,476 (-3%)	4mo	$184,000	$125	56
223 Grove St	0.58mi	4/1.0	1,600 (+5%)	12mo	$202,000	$126	54
317 W Pierson St	0.62mi	4/3.0	1,532 (+1%)	10mo	$250,000	$163	53
104 Forest Ave	0.41mi	3/1.0 (-1)	1,353 (-11%)	7mo	$195,000	$144	52
401 N Swope St	0.22mi	3/2.0 (-1)	1,694 (+12%)	13mo	$200,000	$118	51
238 Walnut St	0.49mi	3/2.0 (-1)	1,637 (+8%)	6mo	$230,000	$141	50
1033 E 3rd St	0.55mi	3/2.0 (-1)	1,328 (-12%)	3mo	$106,500	$80	42
121 Apple St	0.48mi	3/2.0 (-1)	1,356 (-11%)	10mo	$215,000	$159	42
419 W Osage St	0.67mi	3/2.0 (-1)	1,400 (-8%)	7mo	$162,000	$116	41

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-18,095
• Equity at exit: $29,806

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,980
• Equity at exit: $17,284

Cash invested: $55,972 (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: 481
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $228

Break-even live

Break-even rent $1,683

Max offer price $199,900

Occupancy floor 83%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Walker St Greenfield, IN	3.0	1.0	1101	$1,400	$1.27	4d	1	0.41mi
1027 E Fourth St Greenfield, IN	3.0	2.0	1430	$1,700	$1.19	23d	1	0.56mi
1014 E Seventh St Greenfield, IN	3.0	1.0	1192	$1,400	$1.17	4d	1	0.65mi
210 Flagstone Dr Greenfield, IN	1.0–3.0	1.0–2.5	1084	$2,254	$2.08	1d	17	0.80mi
713 Cattail Dr Greenfield, IN	3.0	2.0	1498	$2,045	$1.37	2d	1	0.92mi
876 Marsh Aster Dr Greenfield, IN	4.0	2.0	1771	$2,245	$1.27	10d	1	1.14mi
968 Lotus Dr Greenfield, IN	3.0–5.0	2.0–3.0	2049	$2,245	$1.10	1d	8	1.17mi
1439 Coachlite Dr Unit Coachlite Greenfield, IN	3.0	1.5	1147	$1,495	$1.30	23d	1	1.31mi

Listing history 6 events

1. 2026-06-18
   days on market $199,900 Active 6 DOM
2. 2026-06-17
   days on market $199,900 Active 5 DOM
3. 2026-06-16
   days on market $199,900 Active 4 DOM
4. 2026-06-15
   days on market $199,900 Active 3 DOM
5. 2026-06-13
   remarks 479-char remark
6. 2026-06-13
   listed $199,900 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $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 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: $23,665
• − Mortgage interest: −$11,198
• − Property taxes: −$2,377
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − Depreciation: −$5,815
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,862/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

+179.6% since first listed

19 events — show timeline

• 2026-06-12 Listed $199,900 MIBOR as Distributed by MLS Grid
• 2017-09-25 Sold (MLS) $76,000 MIBOR as Distributed by MLS Grid
• 2017-09-19 Contingent — MIBOR as Distributed by MLS Grid
• 2017-09-06 Pending — MIBOR as Distributed by MLS Grid
• 2017-08-04 Price Changed $89,900 MIBOR as Distributed by MLS Grid
• 2017-06-15 Price Changed $92,900 MIBOR as Distributed by MLS Grid
• 2017-05-25 Price Changed $97,500 MIBOR as Distributed by MLS Grid
• 2017-05-03 Price Changed $99,900 MIBOR as Distributed by MLS Grid
• 2017-04-20 Listed $105,000 MIBOR as Distributed by MLS Grid
• 2011-01-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-01-27 Listed $97,500 MIBOR as Distributed by MLS Grid
• 2008-12-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-04-15 Listed $98,900 MIBOR as Distributed by MLS Grid
• 2006-03-17 Sold (MLS) $89,900 MIBOR as Distributed by MLS Grid
• 2005-10-20 Listed $89,900 MIBOR as Distributed by MLS Grid
• 2005-03-15 Sold (MLS) $34,000 MIBOR as Distributed by MLS Grid
• 2005-01-22 Listed $37,500 MIBOR as Distributed by MLS Grid
• 2000-10-26 Sold (MLS) $71,000 MIBOR as Distributed by MLS Grid
• 2000-05-16 Listed $71,500 MIBOR as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $2,377 · -2.3% YoY. Source: county tax records.