2310 N Liberty Lakes Dr · Greensburg, IN 47240

$309,105

3 bd · 2.5 ba · 2,180 sqft · SingleFamily · 467 Days on market

Built 2025 Excellent condition 0.37 ac lot $142/sqft · 17% above area Est $265k · 17% over $8/mo HOA

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully designed new construction home, offering 2,180 sq. ft. of thoughtfully planned living space. The main floor features a modern kitchen with stylish Aristokraft cabinets, a spacious breakfast room, and a large family room-each offering breathtaking views of the lake. The family room also offers the flexibility to designate a dining area, creating the perfect space for gatherings. Beautiful laminate vinyl plank flooring flows seamlessly throughout the kitchen, breakfast room, mudroom, half bath, and foyer, adding both style and durability. A convenient pantry, an office that could serve as an additional bedroom, and a half bath complete the main level. Upstairs, you'll find three generously sized bedrooms, including a wonderful primary suite with a an en-suite bath featuring double sinks, a garden tub/shower combo, and a walk in closet. A large rec room provides versatile space for entertainment or relaxation, while the laundry room adds extra convenience. A ce

Key facts

• Large family room
• Breakfast room
• Aristokraft cabinets

Tags

• MODERN KITCHEN
• ARISTOKRAFT CABINETS
• BREAKFAST ROOM
• LARGE FAMILY ROOM
• LAMINATE VINYL PLANK FLOORING
• CONVENIENT PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $309k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $309k).
• Recommended offer: $272k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 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 $2k of loan paydown is wiped out by about $9k 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 $87k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 467 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $265k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $272,012 (12.0% below list)

Questions for the listing agent

1. It's been on market 467 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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 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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.4

CMA / ARV

• ARV (median comp): $265,287
• List price: $309,105
• Delta: 16.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2333 N Liberty Lks Dr	0.16mi	3/2.5	2,180 (0%)	5mo	$308,965	$142	88
2346 N Liberty Lakes Dr	0.16mi	4/2.5 (+1)	2,180 (0%)	4mo	$311,000	$143	84
2345 N Liberty Lakes Dr	0.19mi	4/2.5 (+1)	1,997 (-8%)	3mo	$278,285	$139	70
806 W 14th St	0.35mi	4/2.5 (+1)	2,116 (-3%)	17mo	$267,900	$127	60
911 W 11th St	0.57mi	3/2.0	1,951 (-10%)	11mo	$207,700	$106	45
1626 N Nieman Dr	0.74mi	4/2.5 (+1)	1,874 (-14%)	9mo	$294,000	$157	30

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $14,425
• Equity at exit: $46,089

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $95,813
• Equity at exit: $26,726

Cash invested: $86,549 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$1,621
• Tax est. 1.5%: −$386 /mo · $4,637/yr
• Insurance: −$129
• HOA: −$8
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,012

Break-even live

Break-even rent $2,714

Max offer price $309,105

Occupancy floor 70%

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: $77,276
• Closing costs: $9,273
• 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	11d	1	0.87mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 25 events

1. 2026-06-18
   days on market $309,105 Active 467 DOM
2. 2026-06-17
   days on market $309,105 Active 466 DOM
3. 2026-06-16
   days on market $309,105 Active 465 DOM
4. 2026-06-15
   days on market $309,105 Active 464 DOM
5. 2026-06-13
   days on market $309,105 Active 462 DOM
6. 2026-06-12
   days on market $309,105 Active 461 DOM
7. 2026-06-09
   days on market $309,105 Active 458 DOM
8. 2026-06-08
   days on market $309,105 Active 457 DOM
9. 2026-06-07
   days on market $309,105 Active 456 DOM
10. 2026-06-05
    days on market $309,105 Active 454 DOM
11. 2026-06-04
    days on market $309,105 Active 452 DOM
12. 2026-06-02
    days on market $309,105 Active 451 DOM
13. 2026-06-01
    days on market $309,105 Active 450 DOM
14. 2026-05-31
    days on market $309,105 Active 449 DOM
15. 2026-05-31
    days on market $309,105 Active 448 DOM
16. 2026-04-01
    status Active 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this beautifully designed new construction home, offering 2,180 sq. ft. of thoughtfully planned living space. The main floor features a modern kitchen with stylish Aristokraft cabinets, a spacious breakfast room, and a large family room-each offering breathtaking views of the lake. The family room also offers the flexibility to designate a dining area, creating the perfect space for gatherings. Beautiful laminate vinyl plank flooring flows seamlessly throughout the kitchen, breakfast room, mudroom, half bath, and foyer, adding both style and durability. A convenient pantry, an office that could serve as an additional bedroom, and a half bath complete the main level. Upstairs, you'll find three generously sized bedrooms, including a wonderful primary suite with a an en-suite bath featuring double sinks, a garden tub/shower combo, and a walk in closet. A large rec room provides versatile space for entertainment or relaxation, while the laundry room adds extra convenience. A ce

17. 2025-11-10
    price $309,105 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this beautifully designed new construction home, offering 2,180 sq. ft. of thoughtfully planned living space. The main floor features a modern kitchen with stylish Aristokraft cabinets, a spacious breakfast room, and a large family room-each offering breathtaking views of the lake. The family room also offers the flexibility to designate a dining area, creating the perfect space for gatherings. Beautiful laminate vinyl plank flooring flows seamlessly throughout the kitchen, breakfast room, mudroom, half bath, and foyer, adding both style and durability. A convenient pantry, an office that could serve as an additional bedroom, and a half bath complete the main level. Upstairs, you'll find three generously sized bedrooms, including a wonderful primary suite with a an en-suite bath featuring double sinks, a garden tub/shower combo, and a walk in closet. A large rec room provides versatile space for entertainment or relaxation, while the laundry room adds extra convenience. A ce

18. 2025-11-08
    price $309,105 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to this beautifully designed new construction home, offering 2,180 sq. ft. of thoughtfully planned living space. The main floor features a modern kitchen with stylish Aristokraft cabinets, a spacious breakfast room, and a large family room-each offering breathtaking views of the lake. The family room also offers the flexibility to designate a dining area, creating the perfect space for gatherings. Beautiful laminate vinyl plank flooring flows seamlessly throughout the kitchen, breakfast room, mudroom, half bath, and foyer, adding both style and durability. A convenient pantry, an office that could serve as an additional bedroom, and a half bath complete the main level. Upstairs, you'll find three generously sized bedrooms, including a wonderful primary suite with a an en-suite bath featuring double sinks, a garden tub/shower combo, and a walk in closet. A large rec room provides versatile space for entertainment or relaxation, while the laundry room adds extra convenience. A centrally located hall bath serves the additional bedrooms. With stunning lake views, and a spacious, well-designed layout, this home is a must-see! Schedule your showing today.

19. 2025-06-26
    soldstatus $264,835
20. 2025-06-26
    soldstatus $275,601 Closed
21. 2025-06-23
    listed $264,835
22. 2025-05-23
    status Pending
23. 2025-04-30
    listed $273,000 Active
24. 2025-04-01
    listed $299,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    Welcome to this beautifully designed new construction home, offering 2,180 sq. ft. of thoughtfully planned living space. The main floor features a modern kitchen with stylish Aristokraft cabinets, a spacious breakfast room, and a large family room-each offering breathtaking views of the lake. The family room also offers the flexibility to designate a dining area, creating the perfect space for gatherings. Beautiful laminate vinyl plank flooring flows seamlessly throughout the kitchen, breakfast room, mudroom, half bath, and foyer, adding both style and durability. A convenient pantry, an office that could serve as an additional bedroom, and a half bath complete the main level. Upstairs, you'll find three generously sized bedrooms, including a wonderful primary suite with a an en-suite bath featuring double sinks, a garden tub/shower combo, and a walk in closet. A large rec room provides versatile space for entertainment or relaxation, while the laundry room adds extra convenience. A ce

25. 2025-03-08
    listed $299,900 Active 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to this beautifully designed new construction home, offering 2,180 sq. ft. of thoughtfully planned living space. The main floor features a modern kitchen with stylish Aristokraft cabinets, a spacious breakfast room, and a large family room-each offering breathtaking views of the lake. The family room also offers the flexibility to designate a dining area, creating the perfect space for gatherings. Beautiful laminate vinyl plank flooring flows seamlessly throughout the kitchen, breakfast room, mudroom, half bath, and foyer, adding both style and durability. A convenient pantry, an office that could serve as an additional bedroom, and a half bath complete the main level. Upstairs, you'll find three generously sized bedrooms, including a wonderful primary suite with a an en-suite bath featuring double sinks, a garden tub/shower combo, and a walk in closet. A large rec room provides versatile space for entertainment or relaxation, while the laundry room adds extra convenience. A centrally located hall bath serves the additional bedrooms. With stunning lake views, and a spacious, well-designed layout, this home is a must-see! Schedule your showing today.

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,940
• − Mortgage interest: −$17,315
• − Property taxes: −$4,637
• − Insurance: −$1,546
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$96
• − Depreciation: −$8,992
• Taxable income: $7,685
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $10,298/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 · 13 photos

Excellent 95/100 None rehab

This beautifully designed new construction home is in excellent condition with no visible repairs needed. It offers modern amenities and a stunning lake view, making it an ideal investment property.

Value-add opportunities

• Resale Painting the exterior — Enhances curb appeal and can increase property value
• Resale Landscaping improvements — Enhances curb appeal and can increase property value
• Both Adding smart home features — Improves convenience and can increase property value
• Resale Upgrading appliances — Can increase property value and attract buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Both Adding smart home features — Improves convenience and can increase property value ↑
• Resale Upgrading appliances — Can increase property value and attract buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+3.1% since first listed

10 events — show timeline

• 2026-04-01 Relisted — SEIBR
• 2025-11-10 Price Changed $309,105 SEIBR
• 2025-11-08 Price Changed $309,105 MIBOR as Distributed by MLS Grid
• 2025-06-26 Sold (MLS) $275,601 MIBOR as Distributed by MLS Grid
• 2025-06-26 Sold (MLS) $264,835 MIBOR as Distributed by MLS Grid
• 2025-06-23 Listed $264,835 MIBOR as Distributed by MLS Grid
• 2025-05-23 Pending — MIBOR as Distributed by MLS Grid
• 2025-04-30 Listed $273,000 MIBOR as Distributed by MLS Grid
• 2025-04-01 Listed $299,900 SEIBR
• 2025-03-08 Listed $299,900 MIBOR as Distributed by MLS Grid