755 Sedgewick Ln · Greenfield, IN 46140

$259,900

3 bd · 2.0 ba · 1,743 sqft · SingleFamily public records · 19 Days on market

Built 2007 7,928 sqft lot Est $279k · 7% under $25/mo HOA · 1% of rent

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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 +13.9/30.0
• ARV discount +10.6/15.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 3-bedroom, 2-bath 2 story home located in a quiet cul de sac. This well-maintained home features an open-concept floor plan, beautiful vinyl plank floors in the living room, a spacious primary suite complete with a large garden tub/shower combo, and a walk-in closet. The yard is perfect for entertaining. This easy-to-love home includes a spacious laundry and garage area as well as a nicely sized loft. Conveniently located near shopping, dining, parks, and top-rated schools. Move-in ready and waiting for its next owner!

Key facts

• 7,928 sq ft lot
• 2 garage spots
• Built 2007

Property features AI

Finance

• HOA & community: HOA with an annual fee of $304 (fee includes: Not Applicable); Association reports no listed common amenities

Exterior

• Parking: Attached 2-car garage (approx. 360 sq ft); Asphalt driveway
• Utilities: Public water; Municipal sewer connected; Cable connected; Electricity connected; Natural gas available
• Home design: Single-family residence; Two levels; Mandatory HOA
• Construction: Vinyl siding; Slab foundation
• Exterior features: Cul-de-sac lot; Has a view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven; Refrigerator
• Bedrooms: Three upstairs bedrooms; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms (both upstairs)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Attic with pull-down stairs; Water softener (rented); Exhaust fan
• Laundry & utility: Washer and dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $29 ($350/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 $201k (22.5% below list).
• Recommended offer: $201k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.7% in Greenfield — 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 (#88 in IN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F.
• Greenfield-Central Community Schools (other): math 47% / reading 45% proficiency, ranked #83 of 301 in IN (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Harris Elementary School (math 57% / reading 37%, grade D-, #325 of 994 statewide, top 36%, 280 students, 57% FRL); Greenfield Central Junior High Sch (math 38% / reading 42%, grade F, #120 of 330 statewide, top 37%, 675 students, 45% FRL); Greenfield-Central High School (math 37% / reading 65%, grade D+, #115 of 369 statewide, top 31%, 1,462 students, 35% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 481 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,091 units permitted in Hancock 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 $8k of value loss. Plan a longer hold.
• Hancock County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,420 (22.5% below list)

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 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $278,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Longfellow Ct	0.14mi	3/2.0	1,725 (-1%)	10mo	$267,450	$155	83
388 Pomona Ct	0.18mi	3/2.0	1,653 (-5%)	2mo	$264,000	$160	81
217 Tague St	0.26mi	4/2.0 (+1)	1,753 (+1%)	5mo	$225,000	$128	77
778 Oakleaf Dr	0.37mi	3/2.0	1,756 (+1%)	9mo	$359,990	$205	74
1174 Bumblebee Way	0.50mi	3/2.0	1,797 (+3%)	3mo	$285,000	$159	69
358 Bear Story Blvd	0.25mi	3/2.0	1,599 (-8%)	8mo	$262,500	$164	68
530 S State St	0.37mi	2/1.0 (-1)	1,728 (-1%)	7mo	$182,000	$105	66
404 Lullaby Blvd	0.11mi	4/2.0 (+1)	1,530 (-12%)	8mo	$270,000	$176	63
172 Bear Story Ct	0.34mi	4/2.0 (+1)	1,511 (-13%)	1mo	$270,000	$179	56
1049 Bumblebee Way	0.38mi	3/2.0	1,483 (-15%)	2mo	$250,000	$169	55
3904 N State Road 9	0.70mi	3/1.5	1,635 (-6%)	3mo	$250,000	$153	53
238 Walnut St	0.74mi	3/2.0	1,637 (-6%)	6mo	$230,000	$141	50

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 · 2.88% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-40,614
• Equity at exit: $38,752

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-34,429
• Equity at exit: $22,471

Cash invested: $72,772 (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 46140

• Rents YoY: 2.9%
• Active inventory: 481
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$108
• HOA: −$25
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $29

Break-even live

Break-even rent $1,977

Max offer price $259,900

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $103	+0% $29	+5% $-44	+10% $-118
Rent	-10% $-130	-5% $-50	+0% $29	+5% $109	+10% $188
Rate	-1.0pp $160	-0.5pp $95	base $29	+0.5pp $-38	+1.0pp $-107

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Cattail Dr Greenfield, IN	3.0	2.0	1498	$2,045	$1.37	5d	1	0.11mi
876 Marsh Aster Dr Greenfield, IN	4.0	2.0	1771	$2,245	$1.27	12d	1	0.34mi
968 Lotus Dr Greenfield, IN	3.0–5.0	2.0–3.0	2049	$2,045	$1.00	0d	8	0.42mi
22 Wilson St Greenfield, IN	2.0	1.0	2200	$925	$0.42	5d	1	0.61mi
821 W 7th St Greenfield, IN	2.0	2.0	1234	$1,700	$1.38	25d	1	0.94mi
220 Walker St Greenfield, IN	3.0	1.0	1101	$1,400	$1.27	6d	1	1.07mi
550 Wood St Greenfield, IN	2.0	1.0	1162	$1,200	$1.03	6d	1	1.15mi
1027 E Fourth St Greenfield, IN	3.0	2.0	1430	$1,700	$1.19	25d	1	1.38mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 14 events

1. 2026-06-21
   days on market $259,900 Active 19 DOM
2. 2026-06-18
   days on market $259,900 Active 16 DOM
3. 2026-06-17
   price $259,900 Active 15 DOM
4. 2026-06-17
   days on market $264,000 Active 15 DOM
5. 2026-06-16
   days on market $264,000 Active 14 DOM
6. 2026-06-15
   days on market $264,000 Active 13 DOM
7. 2026-06-13
   days on market $264,000 Active 11 DOM
8. 2026-06-13
   days on market $264,000 Active 10 DOM
9. 2026-06-09
   days on market $264,000 Active 7 DOM
10. 2026-06-08
    days on market $264,000 Active 6 DOM
11. 2026-06-07
    days on market $264,000 Active 5 DOM
12. 2026-06-05
    days on market $264,000 Active 2 DOM
13. 2026-06-02
    remarks 534-char remark
14. 2026-06-02
    listed $264,000 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: $790 · $66/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$710/yr (+$59/mo · 89.9%)

ⓘ 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 · 18 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: $24,170
• − Mortgage interest: −$14,558
• − Property taxes: −$790
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$300
• − Depreciation: −$7,561
• Taxable loss: −$4,205
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $1,359/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: Greenfield-Central Community Schools
• NCES district ID: 1804050
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $55,533
• Composite: 40.01/100
• National rank: #3827
• State rank: #83 of 301 in IN

Livability — Greenfield

• Score: 73/100
• State rank: #88
• US rank: #5094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, IN
• County: Hancock County · 59,521 people
• City population: 43,511
• Metro: Indianapolis-Carmel-Anderson, IN
• Population (ZIP): 43,511
• Household income: $83,056
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 795.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,820 people
• By 2030: 79,914 · +2.7%
• By 2040: 82,734 · +6.3%
• By 2050: 83,348 · +7.1%
• By 2075: 82,439 · +5.9%
• By 2100: 74,181 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+33.7) · D 32.2% · R 65.9% · Other 1.9%
• 2008→2024 swing: -4.1pp toward R · 2008: -29.6pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+37.5 2016: R+44.8 2012: R+41.0 2008: R+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -131.67%
• Current HPI: 225.0367
• Rent YoY: ▲ 2.88%
• 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

1 event — show timeline

• 2026-06-02 Listed $264,000 MIBOR as Distributed by MLS Grid

Property tax history

-0.3%/yr

Latest (2025): $790 · -82.0% YoY. Source: county tax records.