1096 Bumblebee Way · Greenfield, IN 46140

$259,900

3 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 20 Days on market

Built 1998 0.29 ac lot Est $237k · 10% over $14/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 +12.3/30.0
• Schools +4.0/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• 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

Move right into this 3-bedroom, 2-bath ranch in desirable Whitcomb Village. Perfectly situated on a beautiful lot with peaceful field views and breathtaking sunsets, this home offers the ideal blend of comfort and convenience. The spacious great room flows into a bright kitchen featuring abundant cabinet and counter space, pantry, appliances, new disposal, and a lovely view of the patio and backyard - perfect for entertaining or relaxing evenings at home. Retreat to the generously sized owner's suite complete with a private full bath and walk-in closet. Bedrooms two and three also offer spacious closets and plenty of natural light. A convenient laundry/mudroom just off the garage adds every

Key facts

• Bright kitchen
• Spacious great room
• Walk-in closet

Tags

• PEACEFUL FIELD VIEWS
• SPACIOUS GREAT ROOM
• BRIGHT KITCHEN
• ABUNDANT CABINET SPACE
• PRIVATE FULL BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property is on approximately 0.29 acres (about 1/4–1/2 acre); Ownership interest: Mandatory fee
• HOA & community: Homeowners association with an annual fee of $165; Low-maintenance lifestyle

Exterior

• Parking: Attached 2-car garage with finished interior and automatic door opener
• Security: Smoke detectors
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Cable available; Electricity connected; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; Updated/remodeled condition; One level
• Construction: Vinyl and brick exterior; Brick accents; Slab foundation
• Exterior features: Covered patio; Patio; Mini barn; Storage shed; Outbuilding; Has view; Mature trees and small trees; Curbs, sidewalks and street lights; Storm sewer

Interior

• Kitchen: Dishwasher; Microwave with hood; Electric oven; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary bedroom with walk-in closet
• Bathrooms: Two full bathrooms; Primary bathroom with tub and shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Attic access
• Laundry & utility: Laundry connections on main level

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 $-46 ($-555/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (22.9% below list).
• Recommended offer: $200k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% 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: Greenfield-Central High School (math 37% / reading 65%, grade D+, #115 of 369 statewide, top 31%, 1,462 students, 35% FRL).
• Market conditions: Rents rising (+2.9%/yr); 481 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 20 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $200,488 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $237,328
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1188 Orphant Annie Dr	0.10mi	3/2.0	1,365 (+5%)	3mo	$250,000	$183	85
63 Longfellow Ln	0.31mi	3/2.0	1,294 (-1%)	1mo	$259,900	$201	83
818 Center St	0.29mi	3/2.0	1,332 (+2%)	1mo	$255,000	$191	82
1049 Bumblebee Way	0.06mi	3/2.0	1,483 (+14%)	2mo	$250,000	$169	73
849 Center St	0.25mi	3/2.0	1,200 (-8%)	4mo	$230,000	$192	72
261 Punkin Ct	0.13mi	3/2.0	1,207 (-7%)	12mo	$220,000	$182	71
378 Longfellow Ct	0.35mi	3/2.0	1,220 (-6%)	7mo	$252,000	$207	67
373 Pomona Ct	0.17mi	3/2.0	1,477 (+13%)	10mo	$257,000	$174	61
716 S State St	0.52mi	2/1.0 (-1)	1,248 (-4%)	1mo	$175,000	$140	59
517 W Pierson St	0.71mi	3/2.0	1,260 (-3%)	9mo	$204,999	$163	54
104 Forest Ave	0.75mi	3/1.0	1,353 (+4%)	8mo	$195,000	$144	49
419 W Osage St	0.75mi	3/2.0	1,400 (+7%)	7mo	$162,000	$116	47

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-45,376
• Equity at exit: $38,752

10-year hold

• IRR: -10.1%
• Equity multiple: 0.39×
• Total profit: $-44,589
• 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: $2,005 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$145 /mo · $1,739/yr
• Insurance: −$108
• HOA: −$14
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-46

Break-even live

Break-even rent $2,063

Max offer price $251,724

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $27	+0% $-46	+5% $-120	+10% $-193
Rent	-10% $-205	-5% $-125	+0% $-46	+5% $33	+10% $112
Rate	-1.0pp $85	-0.5pp $20	base $-46	+0.5pp $-114	+1.0pp $-182

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
713 Cattail Dr Greenfield, IN	3.0	2.0	1498	$2,045	$1.37	3d	1	0.45mi
876 Marsh Aster Dr Greenfield, IN	4.0	2.0	1771	$2,245	$1.27	11d	1	0.55mi
968 Lotus Dr Greenfield, IN	3.0–5.0	2.0–3.0	2049	$2,045	$1.00	2d	8	0.64mi
821 W 7th St Greenfield, IN	2.0	2.0	1234	$1,700	$1.38	24d	1	1.35mi
220 Walker St Greenfield, IN	3.0	1.0	1101	$1,400	$1.27	5d	1	1.45mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 15 events

1. 2026-06-18
   days on market $259,900 Active 20 DOM
2. 2026-06-17
   days on market $259,900 Active 19 DOM
3. 2026-06-16
   days on market $259,900 Active 18 DOM
4. 2026-06-15
   days on market $259,900 Active 17 DOM
5. 2026-06-13
   days on market $259,900 Active 15 DOM
6. 2026-06-13
   days on market $259,900 Active 14 DOM
7. 2026-06-09
   days on market $259,900 Active 11 DOM
8. 2026-06-08
   days on market $259,900 Active 10 DOM
9. 2026-06-08
   price $259,900 Active 9 DOM
10. 2026-06-07
    days on market $269,900 Active 9 DOM
11. 2026-06-05
    days on market $269,900 Active 6 DOM
12. 2026-06-03
    days on market $269,900 Active 5 DOM
13. 2026-06-02
    days on market $269,900 Active 4 DOM
14. 2026-06-01
    days on market $269,900 Active 3 DOM
15. 2026-05-31
    days on market $269,900 Active 2 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: $1,739 · $145/mo
• Projected year-2 tax: $1,974 · $164/mo
• Expected delta: +$235/yr (+$20/mo · 13.5%)

ⓘ 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 ≥101°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: $24,059
• − Mortgage interest: −$14,558
• − Property taxes: −$1,739
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − HOA: −$168
• − Depreciation: −$7,561
• Taxable loss: −$5,116
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $673/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

-0.0% since first listed

8 events — show timeline

• 2026-05-28 Listed $269,900 MIBOR as Distributed by MLS Grid
• 2026-04-07 Listing Removed — MIBOR as Distributed by MLS Grid
• 2025-07-12 Relisted — MIBOR as Distributed by MLS Grid
• 2025-07-02 Pending — MIBOR as Distributed by MLS Grid
• 2025-03-31 Price Changed $269,900 MIBOR as Distributed by MLS Grid
• 2024-12-23 Relisted — MIBOR as Distributed by MLS Grid
• 2024-12-20 Listing Removed — MIBOR as Distributed by MLS Grid
• 2024-06-05 Listed $270,000 MIBOR as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $1,739 · -7.4% YoY. Source: county tax records.