830 E North St · Greensburg, IN 47240

$279,900

4 bd · 2.0 ba · 2,012 sqft · SingleFamily public records · 9 Days on market

Built 1915 6,400 sqft lot Est $290k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +9.0/15.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 830 E. North St. in Greensburg-an inviting, beautifully updated home offering the perfect blend of space, comfort, and modern upgrades. This expansive 4-bedroom, 2 full bath home has been thoughtfully remodeled and is move-in ready. Step inside to find generous living areas that provide plenty of flexibility for a variety of needs, including entertaining, work-from-home setups, or guest space. Recent improvements offer added peace of mind, including a new 200-amp electrical sub panel and a new water heater, enhancing efficiency and reliability. Outside, the property features a very large garage, ideal for multiple vehicles, storage, hobbies, or workshop use-an exceptional feature

Key facts

• Large garage
• New water heater
• Updated home

Tags

• UPDATED HOME
• NEW ELECTRICAL SUB PANEL
• NEW WATER HEATER
• LARGE GARAGE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot under 1/4 acre (approximately 0.15 acre); Residential property

Exterior

• Parking: Detached garage with garage door opener; Two garage spaces; Alley access; Guest street parking
• Utilities: Public water; Municipal sewer; 200+ amp electric service; Solid waste service available
• Home design: Single family residence; One and one-half stories
• Construction: Vinyl siding; Stone foundation
• Exterior features: Storage shed

Interior

• Kitchen: Dishwasher; Microwave with hood; Electric oven; Refrigerator
• Bedrooms: Four bedrooms total — one on the main level and three on the upper level
• Bathrooms: Two full bathrooms — one on the main level and one on the upper level
• Heating & cooling: Baseboard heating; No central air
• Interior features: Attic access; High ceilings; Eat-in kitchen; Pantry; Utility room
• Laundry & utility: Electric water heater; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Cap rate 12.6% 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: 157 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 $8k 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 $78k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $279,900

Questions for the listing agent

1. Built in 1915 — 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 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?
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: 1.43% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.68%
• DSCR: 2.01
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $289,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 N Edward Dr	0.20mi	3/2.0 (-1)	2,028 (+1%)	11mo	$280,000	$138	75
432 E Walnut St	0.37mi	3/2.0 (-1)	2,114 (+5%)	9mo	$360,000	$170	62
125 S Vine St	0.32mi	4/1.0	1,804 (-10%)	3mo	$31,000	$17	61
703 E Kessler Blvd	0.33mi	4/2.5	1,896 (-6%)	16mo	$315,000	$166	60
607 N Davidson St	0.25mi	3/1.0 (-1)	1,788 (-11%)	6mo	$202,000	$113	56
311 E Central Ave	0.47mi	3/2.0 (-1)	1,808 (-10%)	1mo	$185,000	$102	56
404 N Lincoln St	0.37mi	3/2.0 (-1)	2,307 (+15%)	12mo	$218,000	$94	43
550 N Angie Dr	0.60mi	3/2.0 (-1)	1,881 (-6%)	16mo	$295,000	$157	43
1085 E Jack's Way	0.62mi	4/2.5	2,292 (+14%)	6mo	$330,000	$144	41
426 N Franklin St	0.56mi	3/2.5 (-1)	2,224 (+10%)	10mo	$239,900	$108	41
440 E Montgomery Rd	0.55mi	3/2.0 (-1)	1,744 (-13%)	8mo	$300,000	$172	41
1033 E Tara Rd	0.70mi	3/2.0 (-1)	1,718 (-15%)	10mo	$335,000	$195	29

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $48,881
• Equity at exit: $41,734

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $163,634
• Equity at exit: $24,201

Cash invested: $78,372 (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: 157
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,481

Break-even live

Break-even rent $2,120

Max offer price $279,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,640	-5% $1,560	+0% $1,481	+5% $1,402	+10% $1,323
Rent	-10% $1,166	-5% $1,323	+0% $1,481	+5% $1,639	+10% $1,797
Rate	-1.0pp $1,622	-0.5pp $1,552	base $1,481	+0.5pp $1,409	+1.0pp $1,335

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: $69,975
• Closing costs: $8,397
• 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	13d	1	1.13mi

Listing history 8 events

1. 2026-06-21
   days on market $279,900 Active 9 DOM
2. 2026-06-18
   days on market $279,900 Active 7 DOM
3. 2026-06-17
   days on market $279,900 Active 6 DOM
4. 2026-06-16
   days on market $279,900 Active 5 DOM
5. 2026-06-15
   days on market $279,900 Active 4 DOM
6. 2026-06-13
   days on market $279,900 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $279,900 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: $1,085 · $90/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$647/yr (+$54/mo · 59.6%)

ⓘ 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: $47,940
• − Mortgage interest: −$15,679
• − Property taxes: −$1,085
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − Depreciation: −$8,143
• Taxable income: $13,964
• Est. tax owed @ 24.0%: −$3,351
• After-tax cash flow: $14,423/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

1 event — show timeline

• 2026-06-11 Listed $279,900 MIBOR as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2023): $1,085 · -4.4% YoY. Source: county tax records.