81 Crestview Dr · Greenwood, IN 46143

$177,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 3 Days on market

Built 1960 7,797 sqft lot Est $247k · 28% under ↓ 18% since listing

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 BEDROOM + 1 FULL BATH RANCH HOME IN GREENWOOD * 1,248 Sq. Ft. * COMPLETELY REMODELED top to bottom! Features: NEW Vinyl Windows; NEW Drywall+Walls+Ceilings; NEW Gas Furnace & AC; NEW Electric Water Heater; NEW Roof+Gutters; FRESH Interior Paint; All NEW Full Bath; NEW Luxury Vinyl-Plank Flooring; Open-Concept Floorplan; NEW Brushed-Nickel Hardware throughout; NEW Painted Woodwork; NEW Cabinets in Large Eat-In Kitchen; Fully-Fenced, tree-lined, PRIVATE Backyard; Large Mini Barn w/NEW Roof; Awesome Covered Porch; LAUNDRY Rm; MASTER Bdrm: W/I Closet; 3 Addt'l Bdrms; Great Location; MUST SEE*

Key facts

• Private yard
• 7,797 sq ft lot
• Built 1960

Tags

• PRIVATE YARD

Property features AI

Exterior

• Utilities: Community sewer; Private water
• Home design: Single-family residence; One level
• Construction: Wood siding; Slab foundation
• Exterior features: Lot under 1/4 acre (approximately 0.18 acre)

Interior

• Kitchen: Electric oven; Refrigerator; Range hood
• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $162k (8.5% below list).
• Recommended offer: $162k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.5% in Greenwood — 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 73/100 on livability (#91 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Greenwood Community School Corporation (suburban): math 41% / reading 52% proficiency, ranked #88 of 301 in IN (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenwood Community High Sch (math 37% / reading 79%, grade C, #62 of 369 statewide, top 17%, 1,175 students, 43% FRL).
• Market conditions: Rents rising (+1.9%/yr); 80 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,133 units permitted in Johnson 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 $5k of value loss. Plan a longer hold.
• Johnson County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $161,976 (8.5% below list)

Questions for the listing agent

1. Built in 1960 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.92% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $247,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Totten Dr	0.14mi	4/1.0 (+1)	1,252 (+0%)	0mo	$247,500	$198	88
53 Crestview Dr	0.16mi	3/1.0	1,200 (-4%)	0mo	$191,000	$159	86
22 Sayre Dr	0.23mi	3/1.0	1,300 (+4%)	2mo	$265,000	$204	81
564 Northgate Dr	0.34mi	3/1.5	1,219 (-2%)	1mo	$229,900	$189	78
41 Sayre Dr	0.10mi	3/1.0	1,104 (-12%)	2mo	$105,000	$95	75
633 Park Dr	0.21mi	3/1.5	1,325 (+6%)	7mo	$219,000	$165	73
52 Crestview Dr	0.12mi	4/2.0 (+1)	1,152 (-8%)	3mo	$230,000	$200	70
1167 Charles Lee Ct	0.33mi	2/1.5 (-1)	1,176 (-6%)	4mo	$195,000	$166	64
3713 Wild Ivy Dr	0.55mi	3/2.0	1,282 (+3%)	3mo	$260,000	$203	63
8941 Country Walk Ct	0.52mi	3/2.0	1,315 (+5%)	0mo	$268,000	$204	62
1068 Mikes Way	0.22mi	2/1.5 (-1)	1,089 (-13%)	1mo	$207,000	$190	61
608 Horton St	0.69mi	3/2.0	1,307 (+5%)	1mo	$265,000	$203	55

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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-22,307
• Equity at exit: $26,391

10-year hold

• IRR: -5.1%
• Equity multiple: 0.68×
• Total profit: $-15,892
• Equity at exit: $15,304

Cash invested: $49,560 (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 46143

• Rents YoY: 1.9%
• Active inventory: 80
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$928
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $127

Break-even live

Break-even rent $1,459

Max offer price $177,000

Occupancy floor 87%

Sensitivity live

Price	-10% $227	-5% $177	+0% $127	+5% $77	+10% $27
Rent	-10% $-1	-5% $63	+0% $127	+5% $191	+10% $255
Rate	-1.0pp $216	-0.5pp $172	base $127	+0.5pp $81	+1.0pp $34

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1043 Mikes Way Greenwood, IN	3.0	2.0	1090	$1,650	$1.51	45d	1	0.21mi
14 Greenwood Trl N Greenwood, IN	2.0	1.5	1088	$1,275	$1.17	15d	1	0.44mi
88 Keran Manor Ct Greenwood, IN	2.0	1.0	945	$1,450	$1.53	45d	1	0.50mi
968 Greenwood Trl W Greenwood, IN	2.0	2.0	1088	$1,475	$1.36	13d	1	0.53mi
1039 N Paz Dr Greenwood, IN	1.0–2.0	1.0	800	$1,193	$1.49	3d	8	0.59mi
4545 Scarlet Oak Way Indianapolis, IN	1.0–3.0	1.0–2.0	1101	$2,061	$1.87	3d	16	0.65mi
464 Carol Dr Greenwood, IN	3.0	1.0	888	$1,550	$1.75	45d	1	0.75mi
3503 Pleasant Lake Dr Indianapolis, IN	3.0	1.0	1064	$1,615	$1.52	13d	1	0.77mi
614 Park Madison Dr Greenwood, IN	2.0	2.0	1150	$1,250	$1.09	11d	1	0.82mi
8631 Pleasant Creek Ct Indianapolis, IN	3.0	2.0	1120	$1,706	$1.52	8d	1	0.89mi
3546 Valley Lake Dr Indianapolis, IN	3.0	1.0	984	$1,645	$1.67	5d	1	0.90mi
370 Homestead Ave Greenwood, IN	1.0–3.0	1.0–2.0	1135	$2,275	$2.00	3d	26	0.91mi
2816 E County Line Rd Indianapolis, IN	2.0	1.0	1265	$910	$0.72	24d	1	1.00mi
3717 Piermont Dr Indianapolis, IN	1.0–3.0	1.0–2.0	1038	$1,730	$1.67	3d	23	1.13mi
501 E Main St Greenwood, IN	2.0	1.0	968	$1,395	$1.44	45d	1	1.13mi
764 Greenwood Springs Dr Greenwood, IN	1.0–2.0	1.0–2.0	663	$1,912	$2.88	3d	13	1.17mi
3741 Lima Ct Indianapolis, IN	2.0	1.0	976	$1,350	$1.38	8d	1	1.20mi
601 Wood Dale Ter Greenwood, IN	2.0	1.5	960	$1,174	$1.22	45d	1	1.22mi
4701 Todd Rd Indianapolis, IN	2.0	1.0–1.5	882	$1,475	$1.67	24d	5	1.23mi
600 Wooddale Ter Apt 07 Greenwood, IN	2.0	1.0	750	$999	$1.33	24d	1	1.25mi
600 Wood Dale Ter Greenwood, IN	2.0	1.0	750	$999	$1.33	45d	1	1.25mi
714 Connors Dr Greenwood, IN	1.0–2.0	1.0	750	$1,254	$1.67	3d	15	1.25mi
628 Wooddale Ter Unit 1007 Greenwood, IN	2.0	1.5	1013	$1,104	$1.09	45d	1	1.26mi
622 Wood Dale Ter Greenwood, IN	1.0–2.0	1.0–1.5	947	$1,104	$1.17	24d	3	1.26mi
8960 S Keystone Ave Indianapolis, IN	1.0–2.0	1.0	881	$1,270	$1.44	3d	7	1.27mi
745 Wood Dale Ter Greenwood, IN	1.0–3.0	1.0–1.5	1032	$1,659	$1.61	4d	10	1.28mi
8126 Xenia Dr Indianapolis, IN	3.0	2.0	1176	$4,500	$3.83	3d	1	1.29mi
8120 Bravo Pl Apt 5 Indianapolis, IN	2.0	1.5	947	$1,235	$1.30	24d	1	1.37mi
8035 Preidt Pl Indianapolis, IN	2.0	1.0	947	$1,235	$1.30	24d	1	1.45mi

Listing history 3 events

1. 2026-06-21
   days on market $177,000 Active 3 DOM
2. 2026-06-19
   remarks 515-char remark
3. 2026-06-19
   listed $177,000 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,437
• − Mortgage interest: −$9,915
• − Property taxes: −$1,808
• − Insurance: −$885
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$5,149
• Taxable loss: −$1,430
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $1,867/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: Greenwood Community School Corporation
• NCES district ID: 1804110
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $48,589
• Composite: 39.71/100
• National rank: #3902
• State rank: #88 of 301 in IN

Livability — Greenwood

• Score: 73/100
• State rank: #91
• US rank: #5255

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, IN
• County: Johnson County · 154,261 people
• City population: 96,151
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 61,803
• Household income: $91,496
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1513.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 170,080 people
• By 2030: 179,983 · +5.8%
• By 2040: 198,580 · +16.8%
• By 2050: 214,661 · +26.2%
• By 2075: 247,990 · +45.8%
• By 2100: 257,821 · +51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Asian 8% Black 5% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 88% English-only · Other Indo-European 6% Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid R (+34.3) · D 32.0% · R 66.3% · Other 1.7%
• 2008→2024 swing: -8.9pp toward R · 2008: -25.5pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+34.1 2016: R+42.5 2012: R+38.5 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -206.72%
• Current HPI: 204.3161
• Rent YoY: ▲ 1.95%
• Metro: Indianapolis-Carmel-Anderson, IN
• 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

-17.7% since first listed

4 events — show timeline

• 2026-06-17 Listed $177,000 MIBOR as Distributed by MLS Grid
• 2022-08-24 Sold (MLS) $199,900 MIBOR as Distributed by MLS Grid
• 2022-06-30 Pending — MIBOR as Distributed by MLS Grid
• 2022-06-07 Listed $215,000 MIBOR as Distributed by MLS Grid

Property tax history

+18.0%/yr

Latest (2024): $1,808 · +12.1% YoY. Source: county tax records.