1009 Eastcrest Dr · Greentown, IN 46936

$155,000

3 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 47 Days on market

Built 1966 0.35 ac lot $86/sqft · 36% below area Est $244k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1009 East Crest Drive in the heart of Greentown, Indiana. This spacious 3-bedroom, 2-bath home—including a private master suite—offers 1,800 square feet of living space thoughtfully designed for comfort and flexibility. With central air conditioning, a full basement complete with a fireplace, and a layout built for both relaxation and entertaining, this property is ideal for homeowners seeking a move-in ready space and investors looking for long-term value. Enjoy the large yard that’s perfect for outdoor gatherings, gardening projects, or creating a private retreat. The attached two-car garage adds convenience and extra storage, while the basement’s generous footprint provides room for additional living space, a game room, or even a separate rental opportunity. Whether you're expanding your portfolio or settling into your forever home, this property offers the versatility to match your goals. Opportunities like this don’t come along often. For more information or to schedule a private tour, contact Brian Ingle @ 765-960-0533 or email brian. [email protected].

Key facts

• Private master suite
• Large yard
• Full basement

Tags

• PRIVATE MASTER SUITE
• FULL BASEMENT
• LARGE YARD
• ATTACHED TWO-CAR GARAGE
• GENEROUS FOOTPRINT

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Municipal sewer connected; Solid waste service
• Home design: Single-family residence; One story
• Construction: Brick construction; Block foundation
• Exterior features: Approximately 0.35-acre lot

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Breakfast bar; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $46 ($555/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 $150k (3.2% below list).
• Recommended offer: $150k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#243 in IN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Eastern Howard School Corporation (town): math 40% / reading 47% proficiency, ranked #100 of 301 in IN (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Elementary School (math 50% / reading 39%, grade F, #379 of 994 statewide, top 41%, 770 students, 45% FRL); Eastern Middle School (math 30% / reading 44%, grade F, #152 of 330 statewide, top 47%, 397 students, 48% FRL); Eastern High School (math 42% / reading 82%, grade B-, #41 of 369 statewide, top 12%, 467 students, 42% FRL) — zoned schools average 45% FRL vs 24% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 194 units permitted in Howard 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.
• Howard County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $150,000 (3.2% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (median comp): $243,979
• List price: $155,000
• Delta: -36.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 S Maple St	0.10mi	3/1.5	1,884 (+5%)	13mo	$225,000	$119	77
1508 Sunflower Ct	0.32mi	3/2.5	1,850 (+3%)	8mo	$345,000	$186	70
1233 Killdeer Rd	0.30mi	3/2.0	1,878 (+4%)	11mo	$269,900	$144	68
605 S Maple St	0.10mi	3/2.0	1,592 (-12%)	8mo	$200,000	$126	67
601 S Maple St	0.09mi	4/2.5 (+1)	1,656 (-8%)	8mo	$270,000	$163	67
624 E Main St	0.39mi	3/2.0	1,854 (+3%)	12mo	$210,000	$113	65
709 E Main St	0.34mi	3/2.0	1,931 (+7%)	7mo	$101,000	$52	64
207 Meadows Dr	0.37mi	3/2.0	1,889 (+5%)	11mo	$334,000	$177	63
218 N Howard St	0.64mi	3/2.0	1,861 (+3%)	3mo	$190,000	$102	60
318 N Howard St	0.69mi	3/1.0	1,740 (-3%)	12mo	$187,500	$108	50
210 Meadows Dr	0.39mi	4/2.5 (+1)	2,038 (+13%)	12mo	$350,000	$172	41
419 N Indiana St	0.72mi	3/1.0	1,588 (-12%)	13mo	$107,000	$67	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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-22,107
• Equity at exit: $23,111

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,197
• Equity at exit: $13,402

Cash invested: $43,400 (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 46936

• Home prices YoY: -24.1%
• Active inventory: 29
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$261 /mo · $3,136/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $46

Break-even live

Break-even rent $1,441

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $90	+0% $46	+5% $2	+10% $-41
Rent	-10% $-72	-5% $-13	+0% $46	+5% $105	+10% $165
Rate	-1.0pp $124	-0.5pp $86	base $46	+0.5pp $6	+1.0pp $-35

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 W Main St Greentown, IN	3.0	2.0	1656	$1,500	$0.91	45d	1	1.05mi

Listing history 33 events

1. 2026-06-22
   days on market $155,000 Active 47 DOM
2. 2026-06-19
   days on market $155,000 Active 45 DOM
3. 2026-06-18
   days on market $155,000 Active 44 DOM
4. 2026-06-17
   days on market $155,000 Active 43 DOM
5. 2026-06-17
   price $155,000 Active 42 DOM
6. 2026-06-16
   days on market $175,000 Active 42 DOM

   Show marketing remark (1121 chars)

   Welcome to 1009 East Crest Drive in the heart of Greentown, Indiana. This spacious 3-bedroom, 2-bath home—including a private master suite—offers 1,800 square feet of living space thoughtfully designed for comfort and flexibility. With central air conditioning, a full basement complete with a fireplace, and a layout built for both relaxation and entertaining, this property is ideal for homeowners seeking a move-in ready space and investors looking for long-term value. Enjoy the large yard that’s perfect for outdoor gatherings, gardening projects, or creating a private retreat. The attached two-car garage adds convenience and extra storage, while the basement’s generous footprint provides room for additional living space, a game room, or even a separate rental opportunity. Whether you're expanding your portfolio or settling into your forever home, this property offers the versatility to match your goals. Opportunities like this don’t come along often. For more information or to schedule a private tour, contact Brian Ingle @ 765-960-0533 or email brian. [email protected].

7. 2026-06-15
   days on market $175,000 Active 41 DOM
8. 2026-06-14
   days on market $175,000 Active 39 DOM
9. 2026-06-13
   days on market $175,000 Active 38 DOM
10. 2026-06-10
    days on market $175,000 Active 36 DOM
11. 2026-06-09
    days on market $175,000 Active 35 DOM
12. 2026-06-08
    days on market $175,000 Active 34 DOM
13. 2026-06-07
    days on market $175,000 Active 33 DOM
14. 2026-06-05
    days on market $175,000 Active 30 DOM
15. 2026-06-03
    days on market $175,000 Active 29 DOM
16. 2026-06-02
    days on market $175,000 Active 28 DOM
17. 2026-06-01
    days on market $175,000 Active 27 DOM
18. 2026-05-31
    days on market $175,000 Active 26 DOM
19. 2026-05-30
    days on market $175,000 Active 25 DOM
20. 2026-05-04
    listed $175,000 Active 964-char remark
21. 2025-07-01
    listed $175,000 Active 1121-char remark

    Show marketing remark (1121 chars)

    Welcome to 1009 East Crest Drive in the heart of Greentown, Indiana. This spacious 3-bedroom, 2-bath home—including a private master suite—offers 1,800 square feet of living space thoughtfully designed for comfort and flexibility. With central air conditioning, a full basement complete with a fireplace, and a layout built for both relaxation and entertaining, this property is ideal for homeowners seeking a move-in ready space and investors looking for long-term value. Enjoy the large yard that’s perfect for outdoor gatherings, gardening projects, or creating a private retreat. The attached two-car garage adds convenience and extra storage, while the basement’s generous footprint provides room for additional living space, a game room, or even a separate rental opportunity. Whether you're expanding your portfolio or settling into your forever home, this property offers the versatility to match your goals. Opportunities like this don’t come along often. For more information or to schedule a private tour, contact Brian Ingle @ 765-960-0533 or email brian. [email protected].

22. 2025-02-15
    price $169,000
23. 2024-11-12
    listed $195,000 Active
24. 2024-10-18
    historical
25. 2023-09-08
    price $189,000
26. 2023-09-08
    price $189,000
27. 2023-09-08
    price $189,000
28. 2023-08-31
    status Active
29. 2023-08-13
    historical
30. 2023-03-19
    listed $199,000 Active
31. 2023-03-19
    listed $199,000 Active
32. 2023-03-19
    listed $199,000 Active
33. 2023-02-13
    soldstatus $130,000

ⓘ 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: $3,136 · $261/mo
• Projected year-2 tax: $3,136 · $261/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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$8,682
• − Property taxes: −$3,136
• − Insurance: −$775
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,509
• Taxable loss: −$1,983
• Est. tax savings @ 24.0%: +$476
• After-tax cash flow: $1,031/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: Eastern Howard School Corporation
• NCES district ID: 1803150
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $58,636
• Composite: 38.2/100
• National rank: #4255
• State rank: #100 of 301 in IN

Livability — Greentown

• Score: 67/100
• State rank: #243
• US rank: #10353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greentown, IN
• Population (ZIP): 5,956

Population outlook (Howard County) Hauer SSP2

• Today (2025): 81,522 people
• By 2030: 80,104 · -1.7%
• By 2040: 76,708 · -5.9%
• By 2050: 72,880 · -10.6%
• By 2075: 64,016 · -21.5%
• By 2100: 51,705 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Italian 3% Portuguese 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+35.3) · D 31.4% · R 66.7% · Other 1.8%
• 2008→2024 swing: -29.1pp toward R · 2008: -6.2pp · 2024: -35.3pp
• All cycles: 2024: R+35.3 2020: R+32.4 2016: R+33.9 2012: R+14.3 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.91%
• Current HPI: 211.2334
• 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

+19.2% since first listed

16 events — show timeline

• 2026-06-16 Price Changed $155,000 RRELMS
• 2026-06-16 Price Changed $155,000 MIBOR as Distributed by MLS Grid
• 2026-05-04 Listed $175,000 MIBOR as Distributed by MLS Grid
• 2025-07-01 Listed $175,000 RRELMS
• 2025-02-15 Price Changed $169,000 IRMLS
• 2024-11-12 Listed $195,000 IRMLS
• 2024-10-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2023-09-08 Price Changed $189,000 THAAR
• 2023-09-08 Price Changed $189,000 IRMLS
• 2023-09-08 Price Changed $189,000 MIBOR as Distributed by MLS Grid
• 2023-08-31 Relisted — IRMLS
• 2023-08-13 Delisted — IRMLS
• 2023-03-19 Listed $199,000 IRMLS
• 2023-03-19 Listed $199,000 MIBOR as Distributed by MLS Grid
• 2023-03-19 Listed $199,000 THAAR
• 2023-02-13 Sold (Public Records) $130,000 Public Records

Property tax history

+19.5%/yr

Latest (2024): $3,136 · +8.9% YoY. Source: county tax records.