1068 Salisbury Dr · Greenfield, IN 46140

$264,990

3 bd · 2.0 ba · 1,533 sqft · SingleFamily · 71 Days on market

Built 2026 Good condition $173/sqft · 20% below area Est $330k · 20% under

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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 +15.0/15.0
• Cash flow +6.8/30.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Brandywine Fields, the only builder in Greenfield that includes all new home necessities at no extra upgrade costs. The Tupelo is a ranch home that offers style and space. The 2-car garage, featuring an additional 4 feet of depth, provides ample room for storage, tools, or recreational gear. The entry foyer directs your eye toward the light-filled great room, while providing access to two secondary bedrooms and a hall bath. The great room flows into the dining area and gourmet kitchen, equipped with black appliances and upgraded cabinetry. The laundry sits just off the owner's suite for ultimate convenience.

Key facts

• Gourmet kitchen
• 2 car garage
• Walk in closet

Tags

• 2 CAR GARAGE
• LIGHT FILLED GREAT ROOM
• GOURMET KITCHEN
• WALK IN CLOSET
• DUAL VANITY BATH

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-412 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (32.2% below list).
• Recommended offer: $180k (32.2% below list) — sets the bar for 1% rule.

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; 23 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).

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

• It's been on market 71 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,697 (32.2% 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 71 days. Have you received any prior offers? Is the seller open to a 32% 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $329,769
• List price: $264,990
• Delta: -19.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1839 River Birch Dr	0.27mi	3/2.0	1,528 (-0%)	3mo	$295,000	$193	84
1232 Cypress Dr	0.51mi	3/2.0	1,476 (-4%)	4mo	$220,000	$149	66
1412 Evergreen Dr	0.40mi	3/2.0	1,401 (-9%)	2mo	$246,000	$176	65
1347 Magnolia Dr	0.52mi	3/2.0	1,621 (+6%)	5mo	$270,000	$167	62
1341 Magnolia Dr	0.53mi	3/2.0	1,424 (-7%)	2mo	$245,000	$172	62
2068 Frost Line Ln	0.71mi	3/2.0	1,609 (+5%)	4mo	$269,000	$167	55
1467 Persimmon Cir	0.68mi	3/2.0	1,630 (+6%)	3mo	$275,000	$169	55
2065 Frost Line Ln	0.74mi	3/2.0	1,633 (+6%)	1mo	$275,000	$168	54
1223 Arlington Dr	0.63mi	2/2.0 (-1)	1,431 (-7%)	2mo	$237,500	$166	52
1411 Mimosa Ct	0.72mi	3/2.0	1,652 (+8%)	2mo	$245,000	$148	51
1633 Clover Crossing Dr	0.67mi	2/2.0 (-1)	1,429 (-7%)	3mo	$254,000	$178	50
2053 Frost Line Ln	0.73mi	2/2.0 (-1)	1,633 (+6%)	4mo	$268,000	$164	47

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: -27.9%
• Equity multiple: 0.07×
• Total profit: $-69,349
• Equity at exit: $39,511

10-year hold

• IRR: -27.1%
• Equity multiple: -0.28×
• Total profit: $-94,928
• Equity at exit: $22,911

Cash invested: $74,197 (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 →

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

Active competition Active MLS

• For sale now: 35 active · 19 under contract
• Months of supply: 8.1 mo (12%/mo absorbed)
• Median asking: $290,000 ($190/sqft)
• Median days on market: 160 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +13.4% above 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: 12.3×

Monthly cashflow live

• Estimated rent: $1,797 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-412

Break-even live

Break-even rent $2,318

Max offer price $205,419

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-320	+0% $-412	+5% $-503	+10% $-595
Rent	-10% $-554	-5% $-483	+0% $-412	+5% $-341	+10% $-270
Rate	-1.0pp $-278	-0.5pp $-344	base $-412	+0.5pp $-480	+1.0pp $-550

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: $66,248
• Closing costs: $7,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1854 Cascades Dr Greenfield, IN	4.0	3.0	2200	$2,095	$0.95	99d	1	0.33mi
2011 NE Bay Dr Greenfield, IN	1.0–3.0	1.0–2.0	957	$1,855	$1.94	0d	51	0.63mi
2242 Collins Way Greenfield, IN	3.0	2.5	1368	$1,715	$1.25	112d	1	0.75mi
917 E McKenzie Rd Greenfield, IN	1.0–2.0	1.0–2.0	976	$1,364	$1.40	0d	7	0.76mi
658 Florence Dr Greenfield, IN	3.0	2.0	1128	$1,625	$1.44	40d	1	0.81mi
2349 Collins Way Greenfield, IN	3.0	2.5	1490	$1,741	$1.17	42d	1	0.84mi
2394 Collins Way Greenfield, IN	4.0	2.5	1854	$1,931	$1.04	10d	1	0.90mi
1904 Breakwater Dr Greenfield, IN	3.0	2.5	1997	$1,810	$0.91	116d	1	0.98mi
942 N Mill Run Blvd Greenfield, IN	3.0	2.0	1323	$1,740	$1.32	10d	1	0.99mi
1142 E Mill Run Blvd Greenfield, IN	3.0	2.0	1230	$1,645	$1.34	10d	1	1.04mi
1439 Coachlite Dr Unit Coachlite Greenfield, IN	3.0	1.5	1147	$1,400	$1.22	42d	1	1.17mi
818 Runnymede Dr Greenfield, IN	3.0	2.5	2136	$1,860	$0.87	56d	1	1.19mi
859 Runnymede Dr Greenfield, IN	3.0	2.5	2125	$2,000	$0.94	63d	1	1.19mi
1020 E Seventh St Greenfield, IN	3.0	2.0	1200	$1,650	$1.38	40d	1	1.21mi
746 Streamside Dr Greenfield, IN	3.0	2.0	1537	$1,749	$1.14	56d	1	1.28mi
551 Runnymede Ct Greenfield, IN	3.0	2.0	1530	$1,750	$1.14	7d	1	1.35mi
502 Ginny Trce Greenfield, IN	1.0–3.0	1.0–2.5	978	$1,764	$1.80	0d	18	1.35mi
550 Wood St Greenfield, IN	2.0	1.0	1162	$1,200	$1.03	99d	1	1.41mi
550 Wood St Greenfield, IN	2.0	1.0	1162	$1,200	$1.03	10d	1	1.41mi
1027 E Fourth St Greenfield, IN	3.0	2.0	1430	$1,650	$1.15	82d	1	1.42mi
751 Gunstra Ln Greenfield, IN	1.0–3.0	1.0–2.0	982	$1,996	$2.03	0d	6	1.44mi
1697 Willowview Ln Greenfield, IN	3.0	2.0	1236	$1,699	$1.37	83d	1	1.49mi
220 Walker St Greenfield, IN	3.0	1.0	1101	$1,400	$1.27	42d	1	1.49mi

Property features AI

Finance

• Financial info: List price $259,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Spec home — Plan name: Tupelo
• Exterior features: Living area approximately 1,533

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

Listing history 49 events

1. 2026-08-03
   days on market $264,990 Active 71 DOM
2. 2026-07-31
   days on market $264,990 Active 68 DOM
3. 2026-07-30
   days on market $264,990 Active 67 DOM
4. 2026-07-30
   days on market $264,990 Active 66 DOM
5. 2026-07-28
   days on market $264,990 Active 65 DOM
6. 2026-07-26
   days on market $264,990 Active 63 DOM
7. 2026-07-24
   days on market $264,990 Active 61 DOM
8. 2026-07-23
   days on market $264,990 Active 60 DOM
9. 2026-07-22
   days on market $264,990 Active 59 DOM
10. 2026-07-21
    days on market $264,990 Active 58 DOM
11. 2026-07-20
    pricedays on market $264,990 Active 57 DOM
12. 2026-07-18
    days on market $259,990 Active 55 DOM
13. 2026-07-18
    days on market $259,990 Active 54 DOM
14. 2026-07-16
    days on market $259,990 Active 53 DOM
15. 2026-07-15
    days on market $259,990 Active 52 DOM
16. 2026-07-14
    days on market $259,990 Active 51 DOM
17. 2026-07-13
    days on market $259,990 Active 50 DOM
18. 2026-07-13
    days on market $259,990 Active 49 DOM
19. 2026-07-11
    days on market $259,990 Active 48 DOM
20. 2026-07-10
    days on market $259,990 Active 47 DOM
21. 2026-07-09
    days on market $259,990 Active 46 DOM
22. 2026-07-07
    days on market $259,990 Active 44 DOM
23. 2026-07-06
    days on market $259,990 Active 43 DOM
24. 2026-07-05
    days on market $259,990 Active 42 DOM
25. 2026-07-03
    days on market $259,990 Active 40 DOM
26. 2026-07-02
    days on market $259,990 Active 39 DOM
27. 2026-07-01
    days on market $259,990 Active 38 DOM
28. 2026-06-30
    days on market $259,990 Active 37 DOM
29. 2026-06-29
    days on market $259,990 Active 36 DOM
30. 2026-06-28
    days on market $259,990 Active 35 DOM
31. 2026-06-27
    days on market $259,990 Active 34 DOM
32. 2026-06-26
    days on market $259,990 Active 33 DOM
33. 2026-06-24
    days on market $259,990 Active 31 DOM
34. 2026-06-22
    days on market $259,990 Active 29 DOM
35. 2026-06-21
    days on market $259,990 Active 28 DOM
36. 2026-06-18
    days on market $259,990 Active 25 DOM
37. 2026-06-17
    days on market $259,990 Active 24 DOM
38. 2026-06-16
    days on market $259,990 Active 23 DOM
39. 2026-06-15
    days on market $259,990 Active 22 DOM
40. 2026-06-13
    days on market $259,990 Active 20 DOM
41. 2026-06-13
    days on market $259,990 Active 19 DOM
42. 2026-06-09
    days on market $259,990 Active 16 DOM
43. 2026-06-08
    days on market $259,990 Active 15 DOM
44. 2026-06-07
    days on market $259,990 Active 14 DOM
45. 2026-06-05
    days on market $259,990 Active 11 DOM
46. 2026-06-03
    days on market $259,990 Active 10 DOM
47. 2026-06-02
    days on market $259,990 Active 9 DOM
48. 2026-06-01
    days on market $259,990 Active 8 DOM
49. 2026-05-31
    days on market $259,990 Active 7 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: $21,564
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − Depreciation: −$7,709
• Taxable loss: −$9,739
• Est. tax savings @ 24.0%: +$2,337
• After-tax cash flow: $-2,603/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 · 19 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to the exterior and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Replace window treatments — Modern window treatments can improve the home's aesthetic and energy efficiency ↑

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 $259,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Spec home — Plan name: Tupelo
• Exterior features: Living area approximately 1,533

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning