1653 W Trimble St · Greensburg, IN 47240

$289,900

3 bd · 2.0 ba · 1,884 sqft · SingleFamily public records · 32 Days on market

Built 2020 7,992 sqft lot $154/sqft · 13% above area Est $256k · 13% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, spacious nearly new Ranch (12/2020). Upgrades galore. Exterior is Brick/Vinyl. Located in Rolling Meadows sd proximate to I-74, Honda, all commercial & retail businesses. Energy efficient construction, 9 yrs. remaining on builder’s warranty. Great community with excellent schools. Open concept home family/dining/kitchen w/vaulted ceilings. South facing 4 season Sun Room (14x12) w/French Doors to Living Room. Large walk-in kitchen pantry, mud/drop room. Laminate floors in Kitchen, Foyer, Mud Room. Large kitchen island (48”) & black appliances. Plumbing and electrical fixtures are brushed nickel, toilets are elongated. Data believed correct but not guaranteed. Buyer to verify data prior to offer. Agents read Agent Remarks.

Key facts

• 7,992 sq ft lot
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Approximately 0.18 acre lot

Exterior

• Parking: Attached 2-car garage
• Security: Smoke detectors
• Utilities: Public water; Municipal sewer connected; 200+ amp electrical service; Electricity connected
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Covered porch/patio; Full yard fence

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Convection oven; Electric oven; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump; Central air
• Interior features: Vaulted ceilings; Attic access; Kitchen island; Eat-in kitchen
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 Jr High (math 24% / reading 49%, grade F, #156 of 330 statewide, top 48%, 441 students, 48% 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 $9k 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 $81k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $221k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.38% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 6.0

CMA / ARV

• ARV (median comp): $256,480
• List price: $289,900
• Delta: 13.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1664 W Kole Dr	0.08mi	4/2.0 (+1)	2,096 (+11%)	2mo	$300,000	$143	71
1626 N Nieman Dr	0.57mi	4/2.5 (+1)	1,874 (-0%)	9mo	$294,000	$157	58
1673 W Integrity St	0.38mi	3/2.0	1,680 (-11%)	11mo	$253,000	$151	55
1650 W Kole Dr	0.07mi	4/2.5 (+1)	2,064 (+10%)	23mo	$250,000	$121	55
1306 W Daniel Dr	0.59mi	3/2.5	1,800 (-4%)	10mo	$305,000	$169	54
1679 W Democracy St	0.43mi	4/2.0 (+1)	1,660 (-12%)	3mo	$245,000	$148	52
911 W 11th St	0.72mi	3/2.0	1,951 (+4%)	11mo	$207,700	$106	51
1904 N Oakmont Ave	0.65mi	3/2.0	1,644 (-13%)	1mo	$295,000	$179	48
1822 N Oakmont Ave	0.65mi	3/2.5	1,624 (-14%)	12mo	$315,000	$194	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: 12.9%
• Equity multiple: 1.51×
• Total profit: $41,775
• Equity at exit: $43,225

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $150,412
• Equity at exit: $25,065

Cash invested: $81,172 (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: 6.0×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,395

Break-even live

Break-even rent $2,229

Max offer price $289,900

Occupancy floor 60%

Sensitivity live

Price	-10% $1,559	-5% $1,477	+0% $1,395	+5% $1,313	+10% $1,231
Rent	-10% $1,079	-5% $1,237	+0% $1,395	+5% $1,553	+10% $1,710
Rate	-1.0pp $1,541	-0.5pp $1,469	base $1,395	+0.5pp $1,320	+1.0pp $1,243

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: $72,475
• Closing costs: $8,697
• 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	1.17mi

Listing history 5 events

1. 2026-04-27
   listed $289,900 Active 751-char remark
2. 2021-11-19
   soldstatus $221,000 Closed 761-char remark

   Show marketing remark (761 chars)

   Beautiful, spacious nearly new Ranch (12/2020). Upgrades galore. Exterior is Brick/Vinyl. Located in Rolling Meadows sd proximate to I-74, Honda, all commercial & retail businesses. Energy efficient construction, 9 yrs. remaining on builder’s warranty. Great community with excellent schools. Open concept home family/dining/kitchen w/vaulted ceilings. South facing 4 season Sun Room (14x12) w/French Doors to Living Room. Large walk-in kitchen pantry, mud/drop room. Laminate floors in Kitchen, Foyer, Mud Room. Large kitchen island (48”) & black appliances. Plumbing and electrical fixtures are brushed nickel, toilets are elongated. Data believed correct but not guaranteed. Buyer to verify data prior to offer. Agents read Agent Remarks.

3. 2021-10-20
   status Pending 761-char remark

   Show marketing remark (761 chars)

   Beautiful, spacious nearly new Ranch (12/2020). Upgrades galore. Exterior is Brick/Vinyl. Located in Rolling Meadows sd proximate to I-74, Honda, all commercial & retail businesses. Energy efficient construction, 9 yrs. remaining on builder’s warranty. Great community with excellent schools. Open concept home family/dining/kitchen w/vaulted ceilings. South facing 4 season Sun Room (14x12) w/French Doors to Living Room. Large walk-in kitchen pantry, mud/drop room. Laminate floors in Kitchen, Foyer, Mud Room. Large kitchen island (48”) & black appliances. Plumbing and electrical fixtures are brushed nickel, toilets are elongated. Data believed correct but not guaranteed. Buyer to verify data prior to offer. Agents read Agent Remarks.

4. 2021-10-10
   price $226,000 761-char remark

   Show marketing remark (761 chars)

   Beautiful, spacious nearly new Ranch (12/2020). Upgrades galore. Exterior is Brick/Vinyl. Located in Rolling Meadows sd proximate to I-74, Honda, all commercial & retail businesses. Energy efficient construction, 9 yrs. remaining on builder’s warranty. Great community with excellent schools. Open concept home family/dining/kitchen w/vaulted ceilings. South facing 4 season Sun Room (14x12) w/French Doors to Living Room. Large walk-in kitchen pantry, mud/drop room. Laminate floors in Kitchen, Foyer, Mud Room. Large kitchen island (48”) & black appliances. Plumbing and electrical fixtures are brushed nickel, toilets are elongated. Data believed correct but not guaranteed. Buyer to verify data prior to offer. Agents read Agent Remarks.

5. 2021-09-27
   listed $233,000 Active 761-char remark

   Show marketing remark (761 chars)

   Beautiful, spacious nearly new Ranch (12/2020). Upgrades galore. Exterior is Brick/Vinyl. Located in Rolling Meadows sd proximate to I-74, Honda, all commercial & retail businesses. Energy efficient construction, 9 yrs. remaining on builder’s warranty. Great community with excellent schools. Open concept home family/dining/kitchen w/vaulted ceilings. South facing 4 season Sun Room (14x12) w/French Doors to Living Room. Large walk-in kitchen pantry, mud/drop room. Laminate floors in Kitchen, Foyer, Mud Room. Large kitchen island (48”) & black appliances. Plumbing and electrical fixtures are brushed nickel, toilets are elongated. Data believed correct but not guaranteed. Buyer to verify data prior to offer. Agents read Agent Remarks.

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,953 · $163/mo
• Expected delta: +$511/yr (+$43/mo · 35.5%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,940
• − Mortgage interest: −$16,239
• − Property taxes: −$1,442
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − Depreciation: −$8,433
• Taxable income: $12,706
• Est. tax owed @ 24.0%: −$3,049
• After-tax cash flow: $13,689/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

+24.4% since first listed

6 events — show timeline

• 2026-05-30 Pending — MIBOR as Distributed by MLS Grid
• 2026-04-27 Listed $289,900 MIBOR as Distributed by MLS Grid
• 2021-11-19 Sold (MLS) $221,000 MIBOR as Distributed by MLS Grid
• 2021-10-20 Pending — MIBOR as Distributed by MLS Grid
• 2021-10-10 Price Changed $226,000 MIBOR as Distributed by MLS Grid
• 2021-09-27 Listed $233,000 MIBOR as Distributed by MLS Grid

Property tax history

+62.3%/yr

Latest (2023): $1,442 · -1.1% YoY. Source: county tax records.