22 Union St · Greenville, PA 16125

$39,000

5 bd · 2.0 ba · 3,244 sqft · Other · 98 Days on market

Built 1901 3,484 sqft lot $12/sqft · 72% below area ↓ 25% since listing

---

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
• Livability +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

Key facts

• Working furnace
• Corner lot
• Slate roof

Tags

• CORNER LOT
• SLATE ROOF
• NEWER RUBBER ROOF
• ORIGINAL HARD WOOD FLOORS
• WORKING FURNACE
• GAS LINES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $39k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $35k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#420 in PA, #3,829 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D+, amenities F, commute F.
• Greenville Area SD (town): math 33% / reading 50% proficiency, ranked #342 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Mercer County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.73% ✓
• Cap rate: 31.46%
• Cash-on-cash: 89.89%
• DSCR: 5.00
• GRM: 2.2

CMA / ARV

• ARV (median comp): $141,563
• List price: $39,000
• Delta: -72.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.6%
• Equity multiple: 5.20×
• Total profit: $45,839
• Equity at exit: $5,815

10-year hold

• IRR: 93.5%
• Equity multiple: 10.82×
• Total profit: $107,244
• Equity at exit: $3,372

Cash invested: $10,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16125

• Home prices YoY: -29.0%
• Active inventory: 72
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $818

Break-even live

Break-even rent $419

Max offer price $39,000

Occupancy floor 39%

Sensitivity live

Price	-10% $840	-5% $829	+0% $818	+5% $807	+10% $796
Rent	-10% $703	-5% $761	+0% $818	+5% $875	+10% $933
Rate	-1.0pp $838	-0.5pp $828	base $818	+0.5pp $808	+1.0pp $798

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $39,000 Active 98 DOM
2. 2026-06-18
   days on market $39,000 Active 96 DOM
3. 2026-06-17
   days on market $39,000 Active 95 DOM
4. 2026-06-16
   pricedays on market $39,000 Active 94 DOM
5. 2026-06-15
   days on market $45,000 Active 93 DOM
6. 2026-06-13
   days on market $45,000 Active 91 DOM
7. 2026-06-12
   statusdays on market $45,000 Active 90 DOM
8. 2026-06-09
   days on market $45,000 Contingent 87 DOM
9. 2026-06-08
   days on market $45,000 Contingent 86 DOM
10. 2026-06-08
    days on market $45,000 Contingent 85 DOM
11. 2026-06-07
    days on market $45,000 Contingent 84 DOM
12. 2026-06-04
    days on market $45,000 Contingent 81 DOM
13. 2026-06-02
    days on market $45,000 Contingent 80 DOM
14. 2026-06-01
    days on market $45,000 Contingent 79 DOM
15. 2026-05-31
    days on market $45,000 Contingent 78 DOM
16. 2026-05-04
    historical Contingent 624-char remark

    Show marketing remark (624 chars)

    Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

17. 2026-04-26
    price $45,000 624-char remark

    Show marketing remark (624 chars)

    Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

18. 2026-04-19
    price $48,000 624-char remark

    Show marketing remark (624 chars)

    Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

19. 2026-04-08
    price $50,000 624-char remark

    Show marketing remark (624 chars)

    Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

20. 2026-04-02
    price $55,000 624-char remark

    Show marketing remark (624 chars)

    Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

21. 2026-03-14
    listed $60,000 Active 624-char remark

    Show marketing remark (624 chars)

    Calling all investors, flippers and buyers! This 5 bedroom 2 bathroom home on a corner lot, offers tons of space and potential for the right buyer. This listing has a spacious layout for a large single family home or a potential rental/investment property. A slate roof covers the main house with a newer rubber roof on the attached garage. Original hard wood floors can be found under the carpet throughout. Working furnace. 2016 Hot water tank. Gas lines/heat for both 3rd floor bedrooms. This home does need repairs and updates. Being sold AS-IS. Bring your vision and tools to make this Greenville property shine again!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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 ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,448
• − Mortgage interest: −$2,185
• − Property taxes: −$1,319
• − Insurance: −$195
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$1,135
• Taxable income: $9,824
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $7,458/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: Greenville Area SD
• NCES district ID: 4211160
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 50% ▼ -15.00%
• Median HH income: $42,111
• Composite: 34.92/100
• National rank: #5069
• State rank: #342 of 539 in PA

Livability — Greenville

• Score: 75/100
• State rank: #420
• US rank: #3829

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, PA
• County: Mercer · 21,752 people
• City population: 17,088
• Population (ZIP): 17,088
• Household income: $56,851
• Rent vs Own: 28.5% rent · 71.5% own
• Severe rent burden: 15.4

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Romanian 5% Slovak 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.97%
• Current HPI: 156.3732
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-25.0% since first listed

6 events — show timeline

• 2026-05-04 Contingent — West Penn MLS
• 2026-04-26 Price Changed $45,000 West Penn MLS
• 2026-04-19 Price Changed $48,000 West Penn MLS
• 2026-04-08 Price Changed $50,000 West Penn MLS
• 2026-04-02 Price Changed $55,000 West Penn MLS
• 2026-03-14 Listed $60,000 West Penn MLS

Property tax history

-1.2%/yr

Latest (2025): $1,319 · +2.8% YoY. Source: county tax records.