202 W 2nd St · Greensburg, IN 47240

$199,500

3 bd · 1.5 ba · 1,423 sqft · SingleFamily public records · 17 Days on market

Built 1952 6,400 sqft lot Est $212k · 6% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.2/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extremely well maintained home located on a corner lot. Large living room w/ WB fireplace adjoins ample sized dining area. Kitchen is fully equipped and has room for dining table. 3 bedrooms, master features 1/2 bath. Additional full bath w/ tub/shower combo. Separate laundry room, oversized 1 car attached garage w/ loads of room for storage. Vinyl tilt windows, central heat/air. Immediate possession.

Key facts

• Attached garage
• Great location
• Storage shed

Tags

• CORNER LOT
• ATTACHED GARAGE
• STORAGE SHED
• FUNCTIONAL FLOOR PLAN
• GREAT LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 car); Guest street parking
• Utilities: Public water; Municipal sewer connection; Cable available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation
• Exterior features: Front porch; Corner lot with sidewalks

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave hood; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level (sizes: 15x14; 13x9; 11x10)
• Bathrooms: One full bathroom; One half bathroom; Primary bath described as a half bath
• Interior features: Attic access; Eat-in kitchen; Smoke alarm; One fireplace in the living room
• Laundry & utility: Main level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $979 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.2% 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-, 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 High School (math 27% / reading 67%, grade D-, #143 of 369 statewide, top 44%, 671 students, 44% FRL).
• Market conditions: 155 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,507 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $212,027
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 N Broadway St	0.13mi	3/1.5	1,472 (+3%)	6mo	$224,000	$152	83
210 W 5th St	0.24mi	4/2.0 (+1)	1,492 (+5%)	2mo	$228,000	$153	72
304 W Shortridge Dr	0.36mi	3/1.0	1,475 (+4%)	13mo	$195,000	$132	64
420 N East St	0.43mi	3/2.0	1,477 (+4%)	10mo	$212,000	$144	64
402 W Washington St	0.52mi	3/1.0	1,328 (-7%)	2mo	$170,000	$128	61
513 W North St	0.51mi	3/2.0	1,500 (+5%)	7mo	$230,000	$153	59
328 N Carver St	0.47mi	3/2.0	1,340 (-6%)	11mo	$200,000	$149	58
633 W Sheridan St	0.39mi	3/1.0	1,249 (-12%)	5mo	$112,000	$90	55
705 N Davidson St	0.73mi	3/1.0	1,473 (+4%)	11mo	$235,000	$160	49
505 W Main St	0.64mi	2/1.0 (-1)	1,248 (-12%)	2mo	$85,000	$68	41
904 N Hamilton Dr	0.66mi	2/2.0 (-1)	1,587 (+12%)	7mo	$249,000	$157	37
905 N Hamilton Dr	0.64mi	2/1.0 (-1)	1,608 (+13%)	9mo	$235,000	$146	34

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $29,939
• Equity at exit: $29,746

10-year hold

• IRR: 22.3%
• Equity multiple: 2.90×
• Total profit: $106,062
• Equity at exit: $17,249

Cash invested: $55,860 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,760 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $979

Break-even live

Break-even rent $1,521

Max offer price $199,500

Occupancy floor 60%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	12d	1	0.27mi
2193 N Broadway St Greensburg, IN	2.0	2.0	1013	$1,324	$1.31	14d	1	0.89mi
2303 N Broadway St Greensburg, IN	2.0	2.0	1100	$1,399	$1.27	23d	1	0.99mi
1304 E Liberty Cir Greensburg, IN	2.0	1.0	958	$1,249	$1.30	12d	1	1.04mi
1651 W Kole Dr Unit A Greensburg, IN	3.0	2.0	1075	$1,350	$1.26	23d	1	1.39mi

Listing history 13 events

1. 2026-06-18
   days on market $199,500 Active 17 DOM
2. 2026-06-17
   days on market $199,500 Active 16 DOM
3. 2026-06-16
   days on market $199,500 Active 15 DOM
4. 2026-06-15
   days on market $199,500 Active 14 DOM
5. 2026-06-13
   days on market $199,500 Active 12 DOM
6. 2026-06-12
   days on market $199,500 Active 11 DOM
7. 2026-06-09
   days on market $199,500 Active 8 DOM
8. 2026-06-08
   days on market $199,500 Active 7 DOM
9. 2026-06-07
   days on market $199,500 Active 6 DOM
10. 2026-06-05
    days on market $199,500 Active 4 DOM
11. 2026-06-04
    days on market $199,500 Active 2 DOM
12. 2026-06-02
    remarks 467-char remark
13. 2026-06-02
    listed $199,500 Active 1 DOM

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$414/yr (+$34/mo · 47.7%)

ⓘ 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: $33,120
• − Mortgage interest: −$11,175
• − Property taxes: −$868
• − Insurance: −$998
• − Repairs & maintenance: −$2,650
• − Management: −$2,650
• − Depreciation: −$5,804
• Taxable income: $8,976
• Est. tax owed @ 24.0%: −$2,154
• After-tax cash flow: $9,590/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

+13.7% since first listed

7 events — show timeline

• 2026-06-01 Listed $199,500 MIBOR as Distributed by MLS Grid
• 2021-12-21 Sold (MLS) $150,000 MIBOR as Distributed by MLS Grid
• 2021-11-19 Pending — MIBOR as Distributed by MLS Grid
• 2021-10-28 Listing Removed — MIBOR as Distributed by MLS Grid
• 2021-10-28 Listed $164,000 MIBOR as Distributed by MLS Grid
• 2021-10-04 Price Changed $169,000 MIBOR as Distributed by MLS Grid
• 2021-09-22 Listed $175,500 MIBOR as Distributed by MLS Grid

Property tax history

-6.4%/yr

Latest (2023): $868 · +40.7% YoY. Source: county tax records.