7276 N Green Meadows Est · London, IN 46126

$49,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.74 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the potential at 7276 N Green Meadows EST in Fairland, IN! Nestled on approximately . 75 acres in desirable Shelby County, this 3-bedroom fixer-upper is the perfect opportunity for investors, flippers, or buyers ready to create their dream home. Built in 1960, this single-story home offers 936 square feet of living space with endless possibilities to renovate, expand, or reimagine. The spacious lot provides room to grow, garden, add outdoor living space, or simply enjoy the peaceful country setting while still being conveniently located. Inside, you'll find three versatile bedrooms, one full bath, and a functional layout ready for your personal touch and updates. Whether you're searc

Key facts

• 0.74 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• Other: Property listed as residential — accessibility features not indicated

Exterior

• Parking: Detached 2-car garage (approximately 440 sq ft)
• Utilities: Public water; Municipal sewer connected
• Home design: Single-family residence; One story
• Construction: Wood siding; Crawl space foundation
• Exterior features: Approximately 0.74-acre lot (about 1/2–1 acre)

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Fixer condition; Living room (main level); Kitchen (main level)
• Laundry & utility: No laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $71 ($847/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwestern Consolidated School Corporation (rural): math 45% / reading 48% proficiency, ranked #71 of 301 in IN (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Triton Central Elementary School (math 59% / reading 40%, grade D, #279 of 994 statewide, top 30%, 514 students, 42% FRL); Triton Central High School (math 37% / reading 77%, grade C, #64 of 369 statewide, top 18%, 457 students, 37% FRL).
• Market conditions: 29 active listings in the ZIP; 285 units permitted in Shelby County in 2024 (147 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Shelby County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.03% ✓
• Cap rate: 18.25%
• Cash-on-cash: 42.70%
• DSCR: 2.90
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $29,952
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7276 N Green Meadows Est	0.00mi	3/1.0	936 (0%)	0mo	$30,000	$32	100

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-3,338
• Equity at exit: $7,440

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $3,904
• Equity at exit: $4,314

Cash invested: $13,972 (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 46126

• Home prices YoY: -17.5%
• Active inventory: 29
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,012 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$20 /mo · $241/yr
• Insurance: −$21
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $71

Break-even live

Break-even rent $923

Max offer price $49,900

Occupancy floor 88%

Sensitivity live

Price	-10% $99	-5% $85	+0% $71	+5% $56	+10% $42
Rent	-10% $-9	-5% $31	+0% $71	+5% $111	+10% $151
Rate	-1.0pp $96	-0.5pp $83	base $71	+0.5pp $58	+1.0pp $45

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-20
   status Pending
2. 2026-05-19
   listed $49,900 Active

ⓘ 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: $241 · $20/mo
• Projected year-2 tax: $333 · $28/mo
• Expected delta: +$91/yr (+$8/mo · 37.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,148
• − Mortgage interest: −$2,795
• − Property taxes: −$241
• − Insurance: −$5,368
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,452
• Taxable income: $348
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $764/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: Northwestern Consolidated School Corporation
• NCES district ID: 1808310
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $64,664
• Composite: 41.28/100
• National rank: #3520
• State rank: #71 of 301 in IN

Livability — London

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,976

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 45,020 people
• By 2030: 44,962 · -0.1%
• By 2040: 44,126 · -2.0%
• By 2050: 42,110 · -6.5%
• By 2075: 37,131 · -17.5%
• By 2100: 29,714 · -34.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 3% Slovak 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+48.0) · D 25.1% · R 73.1% · Other 1.8%
• 2008→2024 swing: -29.0pp toward R · 2008: -19.0pp · 2024: -48.0pp
• All cycles: 2024: R+48.0 2020: R+47.7 2016: R+47.2 2012: R+33.5 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.27%
• Current HPI: 222.5211
• 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

2 events — show timeline

• 2026-05-20 Pending — MIBOR as Distributed by MLS Grid
• 2026-05-19 Listed $49,900 MIBOR as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $241 · -6.0% YoY. Source: county tax records.