1820 N Tyrel Ave E · Greensburg, IN 47240

$319,900

3 bd · 2.5 ba · 2,098 sqft · SingleFamily public records · 11 Days on market

Built 2017 0.39 ac lot $152/sqft · 15% above area Est $277k · 15% over $17/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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LIKE NEW 4 bed/2.5 bath home offering 1953 sq ft of open living space on a large corner lot. Features living room, large family room, and breakfast nook. Spacious kitchen with stainless steel appliances and pantry. Master suite includes a separate garden tub and shower, double sinks, and large walk in closet. You will find 3 additional bedrooms upstairs as well as a loft area. 2 car attached garage and full vinyl fence surrounding a large back yard!

Key facts

• Functional peninsula
• Expansive backyard
• Largest lot

Tags

• LARGEST LOT
• OPEN-CONCEPT LAYOUT
• FUNCTIONAL PENINSULA
• PRIVATE ENSUITE BATH
• DEDICATED LAUNDRY ROOM
• EXPANSIVE BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.39 acres (1/4–1/2 acre)
• HOA & community: Homeowners association with $200 annual fee

Exterior

• Parking: Attached 2-car garage (360 sq ft)
• Utilities: Public water; Municipal sewer connected; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single family residence; Two levels; Mandatory fee ownership
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Patio; Full fence (fenced yard)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave with hood; Garbage disposal; Refrigerator
• Bedrooms: Four bedrooms on the upper level; Primary bedroom with walk-in closet
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (both upper level); One half bathroom on the main level; Primary bathroom with full tub
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Attic access; Hardwood floors; Pantry; Walk-in closet(s); Family room on second story
• Laundry & utility: Main level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Cap rate 10.6% 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; 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 $10k 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 $90k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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 $230k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $319,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.25% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $277,371
• List price: $319,900
• Delta: 15.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 N Tyrel Ave E	0.07mi	4/2.5 (+1)	1,935 (-8%)	9mo	$318,500	$165	72
1605 N Tyrel Ave E	0.19mi	4/2.5 (+1)	2,150 (+2%)	17mo	$280,000	$130	68
511 E Oriole Ct	0.18mi	4/2.5 (+1)	1,850 (-12%)	6mo	$274,000	$148	62

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $20,999
• Equity at exit: $47,698

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $111,903
• Equity at exit: $27,659

Cash invested: $89,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$184 /mo · $2,203/yr
• Insurance: −$133
• HOA: −$17
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,145

Break-even live

Break-even rent $2,546

Max offer price $319,900

Occupancy floor 66%

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: $79,975
• Closing costs: $9,597
• 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	12d	1	0.99mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 20 events

1. 2026-05-14
   listed $319,900 Active 1449-char remark
2. 2021-10-04
   soldstatus $230,300
3. 2019-08-02
   soldstatus $198,000 Sold 453-char remark

   Show marketing remark (453 chars)

   LIKE NEW 4 bed/2.5 bath home offering 1953 sq ft of open living space on a large corner lot. Features living room, large family room, and breakfast nook. Spacious kitchen with stainless steel appliances and pantry. Master suite includes a separate garden tub and shower, double sinks, and large walk in closet. You will find 3 additional bedrooms upstairs as well as a loft area. 2 car attached garage and full vinyl fence surrounding a large back yard!

4. 2019-07-05
   status Pending 453-char remark

   Show marketing remark (453 chars)

   LIKE NEW 4 bed/2.5 bath home offering 1953 sq ft of open living space on a large corner lot. Features living room, large family room, and breakfast nook. Spacious kitchen with stainless steel appliances and pantry. Master suite includes a separate garden tub and shower, double sinks, and large walk in closet. You will find 3 additional bedrooms upstairs as well as a loft area. 2 car attached garage and full vinyl fence surrounding a large back yard!

5. 2019-07-03
   listed $203,500 Active 453-char remark

   Show marketing remark (453 chars)

   LIKE NEW 4 bed/2.5 bath home offering 1953 sq ft of open living space on a large corner lot. Features living room, large family room, and breakfast nook. Spacious kitchen with stainless steel appliances and pantry. Master suite includes a separate garden tub and shower, double sinks, and large walk in closet. You will find 3 additional bedrooms upstairs as well as a loft area. 2 car attached garage and full vinyl fence surrounding a large back yard!

6. 2017-12-29
   soldstatus $164,900 Sold

   Show marketing remark (485 chars)

   BRAND NEW 4 Bdrm./2.5 Bath home offers 1953 sq ft of open living space! This beautiful home features a Living Room, large Family Room, Breakfast Nook, & 2 car attached Garage. Spacious Kitchen w/plenty of dark cabinets, contemporary stainless steel appliances, & Pantry. Master Suite has Master Bath w/luxurious garden tub/shower combo, & large walk in closet. Upstairs you will find 3 additional Bedrooms & Loft Area ready for family fun!! 10yr Home Warranty included.

7. 2017-12-28
   status Pending

   Show marketing remark (485 chars)

   BRAND NEW 4 Bdrm./2.5 Bath home offers 1953 sq ft of open living space! This beautiful home features a Living Room, large Family Room, Breakfast Nook, & 2 car attached Garage. Spacious Kitchen w/plenty of dark cabinets, contemporary stainless steel appliances, & Pantry. Master Suite has Master Bath w/luxurious garden tub/shower combo, & large walk in closet. Upstairs you will find 3 additional Bedrooms & Loft Area ready for family fun!! 10yr Home Warranty included.

8. 2017-11-10
   historical Active with Contingency

   Show marketing remark (485 chars)

   BRAND NEW 4 Bdrm./2.5 Bath home offers 1953 sq ft of open living space! This beautiful home features a Living Room, large Family Room, Breakfast Nook, & 2 car attached Garage. Spacious Kitchen w/plenty of dark cabinets, contemporary stainless steel appliances, & Pantry. Master Suite has Master Bath w/luxurious garden tub/shower combo, & large walk in closet. Upstairs you will find 3 additional Bedrooms & Loft Area ready for family fun!! 10yr Home Warranty included.

9. 2017-10-17
   listed $164,900 Active

   Show marketing remark (485 chars)

   BRAND NEW 4 Bdrm./2.5 Bath home offers 1953 sq ft of open living space! This beautiful home features a Living Room, large Family Room, Breakfast Nook, & 2 car attached Garage. Spacious Kitchen w/plenty of dark cabinets, contemporary stainless steel appliances, & Pantry. Master Suite has Master Bath w/luxurious garden tub/shower combo, & large walk in closet. Upstairs you will find 3 additional Bedrooms & Loft Area ready for family fun!! 10yr Home Warranty included.

10. 2016-04-01
    historical
11. 2015-11-25
    status Active
12. 2015-11-13
    historical
13. 2015-10-13
    status Active
14. 2015-10-10
    historical
15. 2015-06-15
    price $28,500
16. 2015-04-22
    status Active
17. 2015-04-13
    historical
18. 2015-04-07
    listed $30,000 Active
19. 2009-02-12
    historical
20. 2007-06-28
    listed $35,000

ⓘ 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: $2,203 · $184/mo
• Projected year-2 tax: $2,461 · $205/mo
• Expected delta: +$258/yr (+$22/mo · 11.7%)

ⓘ 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 3/10 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,940
• − Mortgage interest: −$17,919
• − Property taxes: −$2,203
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$204
• − Depreciation: −$9,306
• Taxable income: $9,038
• Est. tax owed @ 24.0%: −$2,169
• After-tax cash flow: $11,566/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

+814.0% since first listed

21 events — show timeline

• 2026-05-25 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-14 Listed $319,900 MIBOR as Distributed by MLS Grid
• 2021-10-04 Sold (Public Records) $230,300 Public Records
• 2019-08-02 Sold (MLS) $198,000 MIBOR as Distributed by MLS Grid
• 2019-07-05 Pending — MIBOR as Distributed by MLS Grid
• 2019-07-03 Listed $203,500 MIBOR as Distributed by MLS Grid
• 2017-12-29 Sold (MLS) $164,900 MIBOR as Distributed by MLS Grid
• 2017-12-28 Pending — MIBOR as Distributed by MLS Grid
• 2017-11-10 Contingent — MIBOR as Distributed by MLS Grid
• 2017-10-17 Listed $164,900 MIBOR as Distributed by MLS Grid
• 2016-04-01 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-11-25 Relisted — MIBOR as Distributed by MLS Grid
• 2015-11-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-10-13 Relisted — MIBOR as Distributed by MLS Grid
• 2015-10-10 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-06-15 Price Changed $28,500 MIBOR as Distributed by MLS Grid
• 2015-04-22 Relisted — MIBOR as Distributed by MLS Grid
• 2015-04-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2015-04-07 Listed $30,000 MIBOR as Distributed by MLS Grid
• 2009-02-12 Listing Removed — MIBOR as Distributed by MLS Grid
• 2007-06-28 Listed $35,000 MIBOR as Distributed by MLS Grid

Property tax history

+29.2%/yr

Latest (2023): $2,203 · +4.3% YoY. Source: county tax records.