714 E North St · Greensburg, IN 47240

$192,000

5 bd · 2.0 ba · 1,876 sqft · SingleFamily public records · 43 Days on market

Built 1848 9,600 sqft lot $102/sqft · 25% below area Est $282k · 32% 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).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• 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 MLS

Located walking distance to schools this 5 bedroom, 2 bath home offers lots of room. Living room, family room, ornamental fireplace, hardwood floors, fenced yard, patio and carriage house that is now used as 2 car garage. Lay out of the home offers the possibility of turning it into duplex.

Key facts

• New kitchen
• Attached carport
• Water heater

Tags

• NEW KITCHEN
• WATER HEATER
• FURNACE
• DETACHED GARAGE
• ATTACHED CARPORT

Property features AI

Finance

• Other: Two total rental units; Lot size about 0.22 acre (under 1/4 acre)
• Financial info: Gross income reported: $33,280; Expenses reported: $6,500; Unit rents shown: $330 weekly for the 3-bedroom unit; $300 weekly for the 2-bedroom unit

Exterior

• Parking: Detached garage; 1 garage space; 1 carport space
• Utilities: Owner pays all utilities; No solid waste service
• Home design: Duplex residential income property; Converted property; Two levels (building has two stories)
• Exterior features: Fenced yard; Street access with street cuts

Interior

• Kitchen: Each unit has a kitchen
• Bedrooms: One 3-bedroom unit (single level); One 2-bedroom unit (single level)
• Heating & cooling: Forced air heat (natural gas); Central air conditioning
• Interior features: Partial unfinished basement; Common laundry and main-level laundry room; Forced air heating; Central air conditioning; Natural gas heating
• Laundry & utility: Common laundry room; Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $154 ($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 $177k (7.7% below list).
• Recommended offer: $177k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.9% in Greensburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-, schools D+, amenities 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.
• Market conditions: 155 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 43 days — a 3% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $33k; list at $192k implies a 482% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1848 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,293 (7.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1848 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (median comp): $281,519
• List price: $192,000
• Delta: -31.80%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 S Vine St	0.26mi	4/1.0 (-1)	1,804 (-4%)	3mo	$31,000	$17	70
703 E Kessler Blvd	0.30mi	4/2.5 (-1)	1,896 (+1%)	16mo	$315,000	$166	64

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-21,300
• Equity at exit: $28,628

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-5,977
• Equity at exit: $16,601

Cash invested: $53,760 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$159 /mo · $1,912/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $154

Break-even live

Break-even rent $1,577

Max offer price $192,000

Occupancy floor 86%

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $192,000 Active 43 DOM
2. 2026-06-17
   days on market $192,000 Active 42 DOM
3. 2026-06-16
   days on market $192,000 Active 41 DOM
4. 2026-06-15
   days on market $192,000 Active 40 DOM
5. 2026-06-13
   days on market $192,000 Active 38 DOM
6. 2026-06-12
   days on market $192,000 Active 37 DOM
7. 2026-06-09
   days on market $192,000 Active 34 DOM
8. 2026-06-08
   days on market $192,000 Active 33 DOM
9. 2026-06-07
   days on market $192,000 Active 32 DOM
10. 2026-06-05
    days on market $192,000 Active 30 DOM
11. 2026-06-04
    days on market $192,000 Active 28 DOM
12. 2026-06-02
    days on market $192,000 Active 27 DOM
13. 2026-06-01
    days on market $192,000 Active 26 DOM
14. 2026-05-31
    days on market $192,000 Active 25 DOM
15. 2026-05-31
    days on market $192,000 Active 24 DOM
16. 2026-05-05
    listed $192,000 Active 504-char remark
17. 2023-05-22
    historical
18. 2022-08-05
    listed $100,000 Active
19. 2013-04-13
    historical

    Show marketing remark (291 chars)

    Located walking distance to schools this 5 bedroom, 2 bath home offers lots of room. Living room, family room, ornamental fireplace, hardwood floors, fenced yard, patio and carriage house that is now used as 2 car garage. Lay out of the home offers the possibility of turning it into duplex.

20. 2013-04-12
    soldstatus $33,000

    Show marketing remark (291 chars)

    Located walking distance to schools this 5 bedroom, 2 bath home offers lots of room. Living room, family room, ornamental fireplace, hardwood floors, fenced yard, patio and carriage house that is now used as 2 car garage. Lay out of the home offers the possibility of turning it into duplex.

21. 2013-03-29
    listed $36,000

    Show marketing remark (291 chars)

    Located walking distance to schools this 5 bedroom, 2 bath home offers lots of room. Living room, family room, ornamental fireplace, hardwood floors, fenced yard, patio and carriage house that is now used as 2 car garage. Lay out of the home offers the possibility of turning it into duplex.

22. 2013-03-25
    historical
23. 2012-10-19
    listed $38,900
24. 2012-10-17
    historical
25. 2012-07-16
    listed $63,000
26. 2010-10-18
    historical
27. 2010-04-17
    listed $88,500
28. 2009-08-23
    historical
29. 2008-12-22
    listed $109,900

ⓘ 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: $1,912 · $159/mo
• Projected year-2 tax: $1,912 · $159/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,275
• − Mortgage interest: −$10,755
• − Property taxes: −$1,912
• − Insurance: −$960
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,585
• Taxable loss: −$1,341
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $2,175/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

+74.7% since first listed

14 events — show timeline

• 2026-05-05 Listed $192,000 MIBOR as Distributed by MLS Grid
• 2023-05-22 Listing Removed — MIBOR as Distributed by MLS Grid
• 2022-08-05 Listed $100,000 MIBOR as Distributed by MLS Grid
• 2013-04-13 Listing Removed — MIBOR as Distributed by MLS Grid
• 2013-04-12 Sold (MLS) $33,000 MIBOR as Distributed by MLS Grid
• 2013-03-29 Listed $36,000 MIBOR as Distributed by MLS Grid
• 2013-03-25 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-10-19 Listed $38,900 MIBOR as Distributed by MLS Grid
• 2012-10-17 Listing Removed — MIBOR as Distributed by MLS Grid
• 2012-07-16 Listed $63,000 MIBOR as Distributed by MLS Grid
• 2010-10-18 Listing Removed — MIBOR as Distributed by MLS Grid
• 2010-04-17 Listed $88,500 MIBOR as Distributed by MLS Grid
• 2009-08-23 Listing Removed — MIBOR as Distributed by MLS Grid
• 2008-12-22 Listed $109,900 MIBOR as Distributed by MLS Grid

Property tax history

-1.0%/yr

Latest (2023): $1,912 · +7.5% YoY. Source: county tax records.