1130 Salisbury Dr · Greenfield, IN 46140

$310,990

5 bd · 3.0 ba · 2,541 sqft · SingleFamily · 134 Days on market

Built 2026 Good condition $122/sqft · at area comps Est $320k · at est.

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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).

• Cash flow +10.0/30.0
• ARV discount +8.7/15.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Ready for a fall move-in awaiting your personal finishes. Welcome to the Hazel at Brandywine Fields, the only builder in Greenfield that includes all new home necessities at no extra upgrade costs. The Hazel is a spacious and flexible two-story single-family home designed to accommodate modern living with room to grow. Enjoy the convenience of a first floor guest suite and flex room that is perfect for an office or play area. Everyone has room to spread out with 5 bedrooms, 3 full bathrooms and a 2nd floor loft. No need to pay for costly renovations, upgrades like luxury vinyl plank flooring, dual vanities, and all appliances - even the washer and dryer - are included.

Key facts

• Dual vanities
• Flex room
• 2 parking spots

Tags

• FIRST FLOOR GUEST SUITE
• FLEX ROOM
• LUXURY VINYL PLANK FLOORING
• DUAL VANITIES
• OVERSIZED FEATURED HOMESITE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $311k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (20.2% below list).
• Recommended offer: $248k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.4% 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); 734 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 75d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,091 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 134 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $248,048 (20.2% 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 134 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $319,711
• List price: $310,990
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1838 Cascades Dr	0.31mi	5/3.0	2,540 (-0%)	2mo	$334,900	$132	84
1380 King Maple Dr	0.22mi	5/2.5	2,620 (+3%)	6mo	$275,000	$105	78
1563 Alpine Ln	0.55mi	5/3.0	2,736 (+8%)	1mo	$360,000	$132	60
2412 Fir Dr	0.75mi	5/3.0	2,422 (-5%)	4mo	$327,937	$135	54
1636 Hemlock Cir	0.74mi	5/3.0	2,427 (-4%)	7mo	$335,000	$138	52
2314 Fir Dr	0.71mi	5/3.0	2,422 (-5%)	9mo	$325,000	$134	52
2218 Boxwood Dr	0.66mi	5/3.0	2,736 (+8%)	9mo	$362,000	$132	49
2256 Hemlock Cir	0.69mi	5/3.0	2,736 (+8%)	8mo	$349,000	$128	48
1624 Hemlock Cir	0.73mi	5/3.0	2,736 (+8%)	6mo	$340,000	$124	48
2331 Fir Dr	0.74mi	5/3.0	2,736 (+8%)	6mo	$356,740	$130	48
1513 Sherwood Dr	0.60mi	4/2.5 (-1)	2,281 (-10%)	10mo	$352,000	$154	40
2221 Boxwood Dr	0.68mi	4/2.5 (-1)	2,169 (-15%)	2mo	$290,000	$134	35

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-62,731
• Equity at exit: $46,370

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-71,246
• Equity at exit: $26,889

Cash invested: $87,077 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 11 under contract
• Months of supply: 2.8 mo (35%/mo absorbed)
• Median asking: $334,925 ($146/sqft)
• Median days on market: 615 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -13.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 46140

• Rents YoY: 2.9%
• Active inventory: 734
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,480 medium
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,665/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-190

Break-even live

Break-even rent $2,720

Max offer price $283,555

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-82	+0% $-190	+5% $-297	+10% $-405
Rent	-10% $-386	-5% $-288	+0% $-190	+5% $-92	+10% $6
Rate	-1.0pp $-33	-0.5pp $-110	base $-190	+0.5pp $-270	+1.0pp $-352

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: $77,748
• Closing costs: $9,330
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1079 King Maple Dr Greenfield, IN	4.0	2.5	3518	$2,381	$0.68	75d	1	0.09mi
1730 Cascades Dr Greenfield, IN	5.0	3.0	2540	$2,595	$1.02	58d	1	0.22mi
1854 Cascades Dr Greenfield, IN	4.0	3.0	2200	$2,095	$0.95	99d	1	0.33mi
2394 Collins Way Greenfield, IN	4.0	2.5	1854	$1,931	$1.04	10d	1	0.90mi

Property features AI

Finance

• Financial info: List price $310,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Spec inventory — Hazel plan
• Exterior features: Property located at 1130 Salisbury Dr, Greenfield, IN 46140

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 49 events

1. 2026-08-03
   days on market $310,990 Active 134 DOM
2. 2026-07-31
   days on market $310,990 Active 131 DOM
3. 2026-07-30
   days on market $310,990 Active 130 DOM
4. 2026-07-30
   days on market $310,990 Active 129 DOM
5. 2026-07-28
   days on market $310,990 Active 128 DOM
6. 2026-07-26
   days on market $310,990 Active 126 DOM
7. 2026-07-24
   days on market $310,990 Active 124 DOM
8. 2026-07-23
   days on market $310,990 Active 123 DOM
9. 2026-07-22
   days on market $310,990 Active 122 DOM
10. 2026-07-21
    days on market $310,990 Active 121 DOM
11. 2026-07-20
    days on market $310,990 Active 120 DOM
12. 2026-07-18
    days on market $310,990 Active 118 DOM
13. 2026-07-18
    days on market $310,990 Active 117 DOM
14. 2026-07-16
    days on market $310,990 Active 116 DOM
15. 2026-07-15
    days on market $310,990 Active 115 DOM
16. 2026-07-14
    days on market $310,990 Active 114 DOM
17. 2026-07-13
    days on market $310,990 Active 113 DOM
18. 2026-07-13
    days on market $310,990 Active 112 DOM
19. 2026-07-11
    days on market $310,990 Active 111 DOM
20. 2026-07-10
    days on market $310,990 Active 110 DOM
21. 2026-07-09
    days on market $310,990 Active 109 DOM
22. 2026-07-07
    days on market $310,990 Active 107 DOM
23. 2026-07-06
    days on market $310,990 Active 106 DOM
24. 2026-07-05
    days on market $310,990 Active 105 DOM
25. 2026-07-03
    days on market $310,990 Active 103 DOM
26. 2026-07-02
    days on market $310,990 Active 102 DOM
27. 2026-07-01
    days on market $310,990 Active 101 DOM
28. 2026-06-30
    days on market $310,990 Active 100 DOM
29. 2026-06-29
    days on market $310,990 Active 99 DOM
30. 2026-06-28
    days on market $310,990 Active 98 DOM
31. 2026-06-27
    days on market $310,990 Active 97 DOM
32. 2026-06-26
    days on market $310,990 Active 96 DOM
33. 2026-06-24
    days on market $310,990 Active 94 DOM
34. 2026-06-22
    days on market $310,990 Active 92 DOM
35. 2026-06-21
    days on market $310,990 Active 91 DOM
36. 2026-06-18
    days on market $310,990 Active 88 DOM
37. 2026-06-17
    days on market $310,990 Active 87 DOM
38. 2026-06-16
    days on market $310,990 Active 86 DOM
39. 2026-06-15
    days on market $310,990 Active 85 DOM
40. 2026-06-13
    days on market $310,990 Active 83 DOM
41. 2026-06-13
    days on market $310,990 Active 82 DOM
42. 2026-06-09
    days on market $310,990 Active 79 DOM
43. 2026-06-08
    days on market $310,990 Active 78 DOM
44. 2026-06-07
    days on market $310,990 Active 77 DOM
45. 2026-06-05
    days on market $310,990 Active 74 DOM
46. 2026-06-03
    days on market $310,990 Active 73 DOM
47. 2026-06-02
    days on market $310,990 Active 72 DOM
48. 2026-06-01
    days on market $310,990 Active 71 DOM
49. 2026-05-31
    days on market $310,990 Active 70 DOM

ⓘ 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 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: $29,766
• − Mortgage interest: −$17,420
• − Property taxes: −$4,665
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$9,047
• Taxable loss: −$7,684
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-431/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is move-in ready with modern finishes and no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Neutral paint can be updated to match buyer's preference ↑
• Resale Replace kitchen faucet — Modern faucet can be replaced with a more stylish one ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency ↑
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and comfort ↑
• Both Add smart lighting — Smart lighting can improve energy efficiency and ambiance ↑

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Jb Stephens Elementary School C- IN #237/994 Nat'l #11,263/41,679 Middle Greenfield Central Junior High Sch F IN #120/330 Nat'l #6,005/14,009 High Greenfield-Central High School D+ IN #115/369 Nat'l #5,320/17,239

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

B Composite livability gradescore 73/100

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 · 77,820 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: 7% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: List price $310,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (cooling)
• Home design: Spec inventory — Hazel plan
• Exterior features: Property located at 1130 Salisbury Dr, Greenfield, IN 46140

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning