1426 W Weatherby Ct · Greensburg, IN 47240

$439,900

3 bd · 2.5 ba · 3,109 sqft · SingleFamily public records · 1 Days on market

Built 2008 0.26 ac lot Est $420k · at est.

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Why this score? — see what drove the F 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 +5.3/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Cash flow +3.2/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

4 Bedroom 2.5 Bath with an extra office space that could be converted into a 5th bedroom! Quiet neighborhood, spacious backyard with a storage shed. Large kitchen and living room inside. 2 car garage and ample street parking. Golf cart distance of Greensburg Golf Course. Beautiful home!

Key facts

• Extra office space
• Spacious backyard
• Living room

Tags

• EXTRA OFFICE SPACE
• SPACIOUS BACKYARD
• STORAGE SHED
• LARGE KITCHEN
• LIVING ROOM

Property features AI

Exterior

• Parking: Attached 2-car garage (approximately 567 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single family residence; Two-and-a-half levels
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Approximately 0.26 acre lot (about 1/4–1/2 acre)

Interior

• Kitchen: Dishwasher; Electric oven; Oven; Refrigerator; Water heater
• Bedrooms: Four bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Electric heating; Forced air; Natural gas heating; Heat pump; Central air conditioning
• Interior features: High ceilings; Hardwood floors; Walk-in closet(s); Painted woodwork
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (56.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (61.7% below list).
• Recommended offer: $169k (61.7% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 5.9% in Greensburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-, amenities F, commute 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.
• Zoned schools: Greensburg Elementary (math 60% / reading 47%, grade C, #225 of 994 statewide, top 23%, 1,037 students, 55% FRL); Greensburg Community Jr High (math 24% / reading 49%, grade F, #156 of 330 statewide, top 48%, 441 students, 48% FRL); Greensburg Community High School (math 27% / reading 67%, grade D-, #143 of 369 statewide, top 44%, 671 students, 44% FRL).
• Market conditions: 157 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $168,535 (61.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.38% ✗
• Cap rate: 2.49%
• Cash-on-cash: -13.58%
• DSCR: 0.40
• GRM: 21.8

CMA / ARV

• ARV (on-the-fly): $419,715
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 S Kieran Dr	0.13mi	4/2.5 (+1)	3,120 (+0%)	12mo	$420,000	$135	78

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: -42.0%
• Equity multiple: -0.30×
• Total profit: $-160,234
• Equity at exit: $65,591

10-year hold

• IRR: -71.5%
• Equity multiple: -1.07×
• Total profit: $-254,535
• Equity at exit: $38,035

Cash invested: $123,172 (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: 157
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-1,394

Break-even live

Break-even rent $3,450

Max offer price $193,647

Occupancy floor —

Sensitivity live

Price	-10% $-1,145	-5% $-1,269	+0% $-1,394	+5% $-1,518	+10% $-1,643
Rent	-10% $-1,527	-5% $-1,461	+0% $-1,394	+5% $-1,327	+10% $-1,261
Rate	-1.0pp $-1,172	-0.5pp $-1,282	base $-1,394	+0.5pp $-1,508	+1.0pp $-1,624

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-27
   status Pending
2. 2026-05-26
   listed $439,900 Active

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $3,281 · $273/mo
• Expected delta: +$458/yr (+$38/mo · 16.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $20,224
• − Mortgage interest: −$24,641
• − Property taxes: −$2,823
• − Insurance: −$2,200
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$12,797
• Taxable loss: −$25,472
• Est. tax savings @ 24.0%: +$6,113
• After-tax cash flow: $-10,614/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: 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

2 events — show timeline

• 2026-05-27 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-26 Listed $439,900 MIBOR as Distributed by MLS Grid

Property tax history

+0.4%/yr

Latest (2023): $2,823 · +4.5% YoY. Source: county tax records.