1773 Buildable Plan · Greensburg, IN 47240

$249,900

3 bd · 2.5 ba · 1,773 sqft · SingleFamily · 496 Days on market

Fair condition $141/sqft · 6% above area Est $235k · 6% over $8/mo HOA

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.6/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dive into our 1773 floorplan where you'll find thoughtful design meets everyday convenience. This 2-story home features 3 bedrooms, 2.5 bathrooms, and has the option for a 4th bedroom. The main floor welcomes you into the spacious family room which flows smoothly into the breakfast area and kitchen. Just off the kitchen, you'll find a generous pantry, mudroom, and a convenient half bath for your guests. Upstairs, privacy and comfort take center stage. All 3 bedrooms, including a serene master suite with its own private bath, are located on the second floor. The versatile game room offers space for entertainment or relaxation, while the nearby laundry room adds ease to your daily routine. Whether you're hosting friends or enjoying quiet family time, this home offers the perfect blend of open living and personal retreat. Want a home that feels like you? Pick from a range of exterior styles to boost its charm and select upgrades that match your lifestyle and priorities. * Elevation options vary in each community *

Key facts

• 2 parking spots
• Listed 495 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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-, schools D+, amenities 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.
• 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 $7k 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 $70k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 496 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 496 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.60% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $234,963
• List price: $249,900
• Delta: 6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1673 W Integrity St	0.27mi	3/2.0	1,680 (-5%)	11mo	$253,000	$151	68
1679 W Democracy St	0.31mi	4/2.0 (+1)	1,660 (-6%)	3mo	$245,000	$148	65
1306 W Daniel Dr	0.54mi	3/2.5	1,800 (+2%)	10mo	$305,000	$169	64
1904 N Oakmont Ave	0.60mi	3/2.0	1,644 (-7%)	1mo	$295,000	$179	58
1626 N Nieman Dr	0.48mi	4/2.5 (+1)	1,874 (+6%)	9mo	$294,000	$157	56
1822 N Oakmont Ave	0.59mi	3/2.5	1,624 (-8%)	12mo	$315,000	$194	48
911 W 11th St	0.64mi	3/2.0	1,951 (+10%)	11mo	$207,700	$106	42
817 W 8th St	0.68mi	3/2.0	1,512 (-15%)	24mo	$235,000	$155	22

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: 17.7%
• Equity multiple: 1.72×
• Total profit: $50,078
• Equity at exit: $37,261

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $160,414
• Equity at exit: $21,607

Cash invested: $69,972 (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: 5.2×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$8
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,421

Break-even live

Break-even rent $2,196

Max offer price $249,900

Occupancy floor 59%

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: $62,475
• Closing costs: $7,497
• 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	1.03mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 19 events

1. 2026-06-18
   days on market $249,900 Active 496 DOM
2. 2026-06-17
   days on market $249,900 Active 495 DOM
3. 2026-06-16
   days on market $249,900 Active 494 DOM
4. 2026-06-15
   days on market $249,900 Active 493 DOM
5. 2026-06-13
   days on market $249,900 Active 491 DOM
6. 2026-06-12
   days on market $249,900 Active 490 DOM
7. 2026-06-09
   days on market $249,900 Active 487 DOM
8. 2026-06-08
   days on market $249,900 Active 486 DOM
9. 2026-06-07
   days on market $249,900 Active 485 DOM
10. 2026-06-05
    days on market $249,900 Active 483 DOM
11. 2026-06-04
    days on market $249,900 Active 481 DOM
12. 2026-06-02
    days on market $249,900 Active 480 DOM
13. 2026-06-01
    days on market $249,900 Active 479 DOM
14. 2026-05-31
    days on market $249,900 Active 478 DOM
15. 2026-05-31
    days on market $249,900 Active 477 DOM
16. 2026-01-03
    price $249,900 1026-char remark

    Show marketing remark (1026 chars)

    Dive into our 1773 floorplan where you'll find thoughtful design meets everyday convenience. This 2-story home features 3 bedrooms, 2.5 bathrooms, and has the option for a 4th bedroom. The main floor welcomes you into the spacious family room which flows smoothly into the breakfast area and kitchen. Just off the kitchen, you'll find a generous pantry, mudroom, and a convenient half bath for your guests. Upstairs, privacy and comfort take center stage. All 3 bedrooms, including a serene master suite with its own private bath, are located on the second floor. The versatile game room offers space for entertainment or relaxation, while the nearby laundry room adds ease to your daily routine. Whether you're hosting friends or enjoying quiet family time, this home offers the perfect blend of open living and personal retreat. Want a home that feels like you? Pick from a range of exterior styles to boost its charm and select upgrades that match your lifestyle and priorities. * Elevation options vary in each community *

17. 2025-08-31
    price $247,900 1026-char remark

    Show marketing remark (1026 chars)

    Dive into our 1773 floorplan where you'll find thoughtful design meets everyday convenience. This 2-story home features 3 bedrooms, 2.5 bathrooms, and has the option for a 4th bedroom. The main floor welcomes you into the spacious family room which flows smoothly into the breakfast area and kitchen. Just off the kitchen, you'll find a generous pantry, mudroom, and a convenient half bath for your guests. Upstairs, privacy and comfort take center stage. All 3 bedrooms, including a serene master suite with its own private bath, are located on the second floor. The versatile game room offers space for entertainment or relaxation, while the nearby laundry room adds ease to your daily routine. Whether you're hosting friends or enjoying quiet family time, this home offers the perfect blend of open living and personal retreat. Want a home that feels like you? Pick from a range of exterior styles to boost its charm and select upgrades that match your lifestyle and priorities. * Elevation options vary in each community *

18. 2025-07-01
    price $244,400 1026-char remark

    Show marketing remark (1026 chars)

    Dive into our 1773 floorplan where you'll find thoughtful design meets everyday convenience. This 2-story home features 3 bedrooms, 2.5 bathrooms, and has the option for a 4th bedroom. The main floor welcomes you into the spacious family room which flows smoothly into the breakfast area and kitchen. Just off the kitchen, you'll find a generous pantry, mudroom, and a convenient half bath for your guests. Upstairs, privacy and comfort take center stage. All 3 bedrooms, including a serene master suite with its own private bath, are located on the second floor. The versatile game room offers space for entertainment or relaxation, while the nearby laundry room adds ease to your daily routine. Whether you're hosting friends or enjoying quiet family time, this home offers the perfect blend of open living and personal retreat. Want a home that feels like you? Pick from a range of exterior styles to boost its charm and select upgrades that match your lifestyle and priorities. * Elevation options vary in each community *

19. 2025-02-08
    listed $241,900 Active 1026-char remark

    Show marketing remark (1026 chars)

    Dive into our 1773 floorplan where you'll find thoughtful design meets everyday convenience. This 2-story home features 3 bedrooms, 2.5 bathrooms, and has the option for a 4th bedroom. The main floor welcomes you into the spacious family room which flows smoothly into the breakfast area and kitchen. Just off the kitchen, you'll find a generous pantry, mudroom, and a convenient half bath for your guests. Upstairs, privacy and comfort take center stage. All 3 bedrooms, including a serene master suite with its own private bath, are located on the second floor. The versatile game room offers space for entertainment or relaxation, while the nearby laundry room adds ease to your daily routine. Whether you're hosting friends or enjoying quiet family time, this home offers the perfect blend of open living and personal retreat. Want a home that feels like you? Pick from a range of exterior styles to boost its charm and select upgrades that match your lifestyle and priorities. * Elevation options vary in each community *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $47,940
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$96
• − Depreciation: −$7,270
• Taxable income: $13,907
• Est. tax owed @ 24.0%: −$3,338
• After-tax cash flow: $13,715/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 · 2 photos

Fair 45/100 Cosmetic rehab

This 1773 single-family home is in fair condition with cosmetic updates needed, including painting and landscaping. It offers a good starting point for a potential investor looking to enhance its value.

Repairs flagged

• Minor Paint — White siding shows some discoloration
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Paint the exterior — Fresh paint enhances curb appeal and value
• Both Landscaping — Well-maintained landscaping improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · White siding shows some discoloration	Minor	$500–3,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+3.3% since first listed

4 events — show timeline

• 2026-01-03 Price Changed $249,900 Zillow
• 2025-08-31 Price Changed $247,900 Zillow
• 2025-07-01 Price Changed $244,400 Zillow
• 2025-02-08 Listed $241,900 Zillow