129 E Mckenzie Rd · Greenfield, IN 46140

$155,000

3 bd · 2.0 ba · 1,210 sqft · SingleFamily public records · 39 Days on market

Built 1955 7,013 sqft lot Est $202k · 23% 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• 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

PRICE REDUCED on this Well Maintained Home/One Owner 1240 Sq. Ft. home is close to shopping, schools and restaurants. 3 Bedroom/ 2 Full Baths. Large Bright Living Room with Built-In Bookcase. Separate Family Room is an added feature in this home. Eat-In Kitchen with Beautiful Hickory Cabinets. Master Bedroom has double closets and Built-In Storage. All three bedrooms have original hardwood floors under carpet and ceiling fans. 1 Car Garage and covered back deck completes the package.

Key facts

• 7,013 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• HOA & community: Not a low-maintenance lifestyle community

Exterior

• Parking: Attached garage (1 car, approximately 352 sq ft)
• Utilities: Public water; Municipal sewer connection
• Home design: Single family residence; One level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Lot under 1/4 acre (0.16 acres)

Interior

• Kitchen: Electric oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Luxury vinyl plank
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Other heating; Other cooling
• Interior features: Hardwood floors; Luxury vinyl plank in living, dining and kitchen
• Laundry & utility: Solid waste service available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• 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+; 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: 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); 481 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $5k 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 39 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $105k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $202,070
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 E Mckenzie Rd	0.04mi	3/1.5	1,152 (-5%)	1mo	$168,000	$146	87
215 Eikenberry St	0.10mi	2/2.0 (-1)	1,308 (+8%)	2mo	$179,000	$137	75
305 Allen Ln	0.22mi	4/1.0 (+1)	1,224 (+1%)	6mo	$200,000	$163	74
603 Grandison Rd	0.60mi	3/1.5	1,225 (+1%)	8mo	$200,000	$163	61
610 Chestnut Ln	0.56mi	3/1.0	1,260 (+4%)	6mo	$209,900	$167	58
205 Eikenberry St	0.13mi	3/1.0	1,032 (-15%)	10mo	$200,000	$194	57
616 W Michigan St	0.58mi	3/2.0	1,310 (+8%)	10mo	$233,060	$178	51
908 School St	0.58mi	3/1.0	1,109 (-8%)	5mo	$199,000	$179	51
1003 N Broadway St	0.65mi	3/1.5	1,116 (-8%)	10mo	$185,000	$166	46
811 N Noble St	0.55mi	3/1.0	1,351 (+12%)	8mo	$215,000	$159	44
33 Oak Ct	0.61mi	3/2.0	1,384 (+14%)	10mo	$235,000	$170	39
829 Meadow Ln	0.66mi	2/1.0 (-1)	1,110 (-8%)	11mo	$200,000	$180	37

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: $-13,939
• Equity at exit: $23,111

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,812
• Equity at exit: $13,402

Cash invested: $43,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,606 high
• Mortgage (P&I): −$813
• Tax from tax record: −$213 /mo · $2,562/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $178

Break-even live

Break-even rent $1,381

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1439 Coachlite Dr Unit Coachlite Greenfield, IN	3.0	1.5	1147	$1,495	$1.30	23d	1	0.47mi
220 Walker St Greenfield, IN	3.0	1.0	1101	$1,400	$1.27	4d	1	0.53mi
550 Wood St Greenfield, IN	2.0	1.0	1162	$1,200	$1.03	4d	1	0.54mi
917 E McKenzie Rd Greenfield, IN	1.0–2.0	1.0–1.5	918	$1,199	$1.31	1d	4	0.58mi
432 Baldwin St Greenfield, IN	2.0	1.0	788	$1,425	$1.81	23d	1	0.66mi
1014 E Seventh St Greenfield, IN	3.0	1.0	1192	$1,400	$1.17	4d	1	0.78mi
1027 E Fourth St Greenfield, IN	3.0	2.0	1430	$1,700	$1.19	23d	1	0.94mi
821 W 7th St Greenfield, IN	2.0	2.0	1234	$1,700	$1.38	23d	1	0.94mi
210 Flagstone Dr Greenfield, IN	1.0–3.0	1.0–2.5	1084	$2,254	$2.08	1d	17	1.22mi
2242 Collins Way Greenfield, IN	3.0	2.5	1368	$1,715	$1.25	16d	1	1.32mi
658 Florence Dr Greenfield, IN	3.0	2.0	1128	$1,700	$1.51	4d	1	1.35mi

Listing history 21 events

1. 2026-06-18
   days on market $155,000 Active 39 DOM
2. 2026-06-17
   days on market $155,000 Active 38 DOM
3. 2026-06-16
   days on market $155,000 Active 37 DOM
4. 2026-06-15
   days on market $155,000 Active 36 DOM
5. 2026-06-13
   days on market $155,000 Active 34 DOM
6. 2026-06-13
   days on market $155,000 Active 33 DOM
7. 2026-06-09
   days on market $155,000 Active 30 DOM
8. 2026-06-08
   days on market $155,000 Active 29 DOM
9. 2026-06-07
   days on market $155,000 Active 28 DOM
10. 2026-06-05
    days on market $155,000 Active 25 DOM
11. 2026-06-03
    days on market $155,000 Active 24 DOM
12. 2026-06-02
    days on market $155,000 Active 23 DOM
13. 2026-06-01
    days on market $155,000 Active 22 DOM
14. 2026-05-31
    days on market $155,000 Active 21 DOM
15. 2026-05-13
    status Active
16. 2026-05-07
    status Pending
17. 2026-05-04
    listed $159,900 Active
18. 2019-08-23
    soldstatus $105,000 Sold 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED on this Well Maintained Home/One Owner 1240 Sq. Ft. home is close to shopping, schools and restaurants. 3 Bedroom/ 2 Full Baths. Large Bright Living Room with Built-In Bookcase. Separate Family Room is an added feature in this home. Eat-In Kitchen with Beautiful Hickory Cabinets. Master Bedroom has double closets and Built-In Storage. All three bedrooms have original hardwood floors under carpet and ceiling fans. 1 Car Garage and covered back deck completes the package.

19. 2019-07-18
    status Pending 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED on this Well Maintained Home/One Owner 1240 Sq. Ft. home is close to shopping, schools and restaurants. 3 Bedroom/ 2 Full Baths. Large Bright Living Room with Built-In Bookcase. Separate Family Room is an added feature in this home. Eat-In Kitchen with Beautiful Hickory Cabinets. Master Bedroom has double closets and Built-In Storage. All three bedrooms have original hardwood floors under carpet and ceiling fans. 1 Car Garage and covered back deck completes the package.

20. 2019-06-28
    price $119,900 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED on this Well Maintained Home/One Owner 1240 Sq. Ft. home is close to shopping, schools and restaurants. 3 Bedroom/ 2 Full Baths. Large Bright Living Room with Built-In Bookcase. Separate Family Room is an added feature in this home. Eat-In Kitchen with Beautiful Hickory Cabinets. Master Bedroom has double closets and Built-In Storage. All three bedrooms have original hardwood floors under carpet and ceiling fans. 1 Car Garage and covered back deck completes the package.

21. 2019-05-24
    listed $124,900 Active 488-char remark

    Show marketing remark (488 chars)

    PRICE REDUCED on this Well Maintained Home/One Owner 1240 Sq. Ft. home is close to shopping, schools and restaurants. 3 Bedroom/ 2 Full Baths. Large Bright Living Room with Built-In Bookcase. Separate Family Room is an added feature in this home. Eat-In Kitchen with Beautiful Hickory Cabinets. Master Bedroom has double closets and Built-In Storage. All three bedrooms have original hardwood floors under carpet and ceiling fans. 1 Car Garage and covered back deck completes the package.

ⓘ 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: $2,562 · $213/mo
• Projected year-2 tax: $2,562 · $213/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: $19,274
• − Mortgage interest: −$8,682
• − Property taxes: −$2,562
• − Insurance: −$775
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,509
• Taxable loss: −$338
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,217/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

+28.0% since first listed

7 events — show timeline

• 2026-05-13 Relisted — MIBOR as Distributed by MLS Grid
• 2026-05-07 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $159,900 MIBOR as Distributed by MLS Grid
• 2019-08-23 Sold (MLS) $105,000 MIBOR as Distributed by MLS Grid
• 2019-07-18 Pending — MIBOR as Distributed by MLS Grid
• 2019-06-28 Price Changed $119,900 MIBOR as Distributed by MLS Grid
• 2019-05-24 Listed $124,900 MIBOR as Distributed by MLS Grid

Property tax history

+19.9%/yr

Latest (2025): $2,562 · -2.1% YoY. Source: county tax records.