912 E Hendricks St · Greensburg, IN 47240

$329,000

3 bd · 1.5 ba · 1,652 sqft · SingleFamily public records · 5 Days on market

Built 1980 9,632 sqft lot Est $259k · 27% over

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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).

• Cash flow +20.3/30.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just in time for Christmas with Santa ready fireplace! 3 bed/2 bath updated brick. Living room with new flooring, great room with gas log fireplace open to eat-in kitchen all with new flooring. Kitchen refrigerator, stove, dishwasher, & microhood remain as well as washer and dryer. Primary bed with private full bath. 2 car attached Deck overlooking nice back yard with mature tree.

Key facts

• Expansive lot
• New wood deck
• New outbuilding

Tags

• CRAWL SPACE ENCAPSULATED
• HALL BATHROOM RENOVATED
• NEW WOOD DECK
• NEW OUTBUILDING
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (6.0% below list).
• Recommended offer: $309k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 2 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $258k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $309,256 (6.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $259,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 E Hendricks St	0.00mi	3/2.0	1,652 (0%)	1mo	$300,000	$182	97
937 E Hendricks St	0.09mi	3/2.0	1,512 (-8%)	2mo	$323,000	$214	78
607 N Davidson St	0.11mi	3/1.0	1,788 (+8%)	6mo	$202,000	$113	74
1217 E Richards St	0.42mi	3/2.0	1,608 (-3%)	8mo	$278,000	$173	67
904 N Hamilton Dr	0.39mi	2/2.0 (-1)	1,587 (-4%)	7mo	$249,000	$157	63
825 E Barachel Ln	0.68mi	3/2.0	1,668 (+1%)	2mo	$315,000	$189	62
440 E Montgomery Rd	0.45mi	3/2.0	1,744 (+6%)	8mo	$300,000	$172	62
905 N Hamilton Dr	0.42mi	2/1.0 (-1)	1,608 (-3%)	9mo	$235,000	$146	61
311 E Central Ave	0.53mi	3/2.0	1,808 (+9%)	1mo	$185,000	$102	57
824 E Main St	0.32mi	2/1.0 (-1)	1,468 (-11%)	4mo	$179,900	$123	56
125 S Vine St	0.48mi	4/1.0 (+1)	1,804 (+9%)	3mo	$31,000	$17	53
820 N Broadway St	0.71mi	3/1.5	1,472 (-11%)	6mo	$224,000	$152	44

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-26,419
• Equity at exit: $49,055

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $11,321
• Equity at exit: $28,446

Cash invested: $92,120 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,093 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$157 /mo · $1,881/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $424

Break-even live

Break-even rent $2,556

Max offer price $329,000

Occupancy floor 81%

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.10mi
2303 N Broadway St Greensburg, IN	2.0	2.0	1100	$1,399	$1.27	24d	1	1.40mi

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-04-06
   listed $329,000 Active
3. 2025-02-25
   soldstatus $258,000 Closed 393-char remark

   Show marketing remark (393 chars)

   Just in time for Christmas with Santa ready fireplace! 3 bed/2 bath updated brick. Living room with new flooring, great room with gas log fireplace open to eat-in kitchen all with new flooring. Kitchen refrigerator, stove, dishwasher, & microhood remain as well as washer and dryer. Primary bed with private full bath. 2 car attached Deck overlooking nice back yard with mature tree.

4. 2025-01-26
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Just in time for Christmas with Santa ready fireplace! 3 bed/2 bath updated brick. Living room with new flooring, great room with gas log fireplace open to eat-in kitchen all with new flooring. Kitchen refrigerator, stove, dishwasher, & microhood remain as well as washer and dryer. Primary bed with private full bath. 2 car attached Deck overlooking nice back yard with mature tree.

5. 2024-11-25
   price $263,000 393-char remark

   Show marketing remark (393 chars)

   Just in time for Christmas with Santa ready fireplace! 3 bed/2 bath updated brick. Living room with new flooring, great room with gas log fireplace open to eat-in kitchen all with new flooring. Kitchen refrigerator, stove, dishwasher, & microhood remain as well as washer and dryer. Primary bed with private full bath. 2 car attached Deck overlooking nice back yard with mature tree.

6. 2024-11-17
   listed $268,500 Active 393-char remark

   Show marketing remark (393 chars)

   Just in time for Christmas with Santa ready fireplace! 3 bed/2 bath updated brick. Living room with new flooring, great room with gas log fireplace open to eat-in kitchen all with new flooring. Kitchen refrigerator, stove, dishwasher, & microhood remain as well as washer and dryer. Primary bed with private full bath. 2 car attached Deck overlooking nice back yard with mature tree.

7. 2011-10-14
   soldstatus $137,000

ⓘ 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: $1,881 · $157/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$458/yr (+$38/mo · 24.3%)

ⓘ 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 ≥100°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: $37,111
• − Mortgage interest: −$18,429
• − Property taxes: −$1,881
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − Depreciation: −$9,571
• Taxable loss: −$353
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $5,172/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

+140.1% since first listed

7 events — show timeline

• 2026-04-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-06 Listed $329,000 MIBOR as Distributed by MLS Grid
• 2025-02-25 Sold (MLS) $258,000 MIBOR as Distributed by MLS Grid
• 2025-01-26 Pending — MIBOR as Distributed by MLS Grid
• 2024-11-25 Price Changed $263,000 MIBOR as Distributed by MLS Grid
• 2024-11-17 Listed $268,500 MIBOR as Distributed by MLS Grid
• 2011-10-14 Sold (Public Records) $137,000 Public Records

Property tax history

+4.5%/yr

Latest (2023): $1,881 · +2.7% YoY. Source: county tax records.