3111 Hilltop Ln · Greensburg, PA 15601

$153,000

2 bd · 2.0 ba · 1,546 sqft · Manufactured · 112 Days on market

Built 2026 Good condition $99/sqft · 26% below area Est $206k · 26% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Rent growth +4.5/5.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hillside Estates in Greensburg, PA is set in beautiful, rural Westmoreland County. In our community, we offer a quiet place to live with a marvelous friendly atmosphere. Residents at Hillside Estates in Greensburg, PA will find 3-bedroom, 2-bathroom single family homes with spacious open concept floor plans, wood kitchen cabinets and Energy Star certified appliances. But it does not stop there; enjoy front and back decks (on select homes), a driveway and storage shed! Gather with friends for one of our community events such as our community yard sale in the Summer. Come see why our residents love our Hillside Estates community in Greensburg. We would love to give you a tour of our community! Located 30 miles outside of Pittsburgh, Hillside Estates offers our residents a vibrant, cultural community featuring theaters, restaurants, shops, museums and a picturesque downtown district. This beautiful community is in a perfect location for those who love the outdoors. Take a stroll through nearby Five Star Trail, Twin Lakes Park or get in on the action at Thomas Lynch Field Complex. Whether you want to spend a quiet morning at the Westmoreland Museum of American Art or stroll to nearby shopping, or food stores, there is something for all of our residents at Hillside Estates. Being so close to Pittsburgh also gives our residents the option to attend a concert or sporting event and easy access to the airport. Living at Hillside Estates is an opportunity you and your family will not want to miss! Hillside Estates residents will be conveniently located to the Latrobe School District. Students after graduation or adults interested in higher education will find Hillside Estates conveniently located near St. Vincent College.

Key facts

• Driveway
• Storage shed
• Front and back decks

Tags

• WOOD KITCHEN CABINETS
• FRONT AND BACK DECKS
• DRIVEWAY
• STORAGE SHED
• NEARBY FIVE STAR TRAIL
• TWIN LAKES PARK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $153k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($695/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 $141k (7.7% below list).
• Recommended offer: $139k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.4% 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 73/100 on livability (#584 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D+, health & safety D+, commute F.
• Greensburg Salem SD (suburban): math 31% / reading 52% proficiency, ranked #346 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.0%/yr); 296 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 415 units permitted in Westmoreland County in 2024 (10 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 $5k of value loss. Plan a longer hold.
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $206,475
• List price: $153,000
• Delta: -25.90%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.95% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.68×
• Total profit: $-13,701
• Equity at exit: $22,813

10-year hold

• IRR: 6.7%
• Equity multiple: 1.62×
• Total profit: $26,469
• Equity at exit: $13,229

Cash invested: $42,840 (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 15601

• Rents YoY: 8.0%
• Active inventory: 296
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$802
• Tax est. 1.5%: −$191 /mo · $2,295/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $58

Break-even live

Break-even rent $1,338

Max offer price $153,000

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $111	+0% $58	+5% $5	+10% $-48
Rent	-10% $-54	-5% $2	+0% $58	+5% $114	+10% $169
Rate	-1.0pp $135	-0.5pp $97	base $58	+0.5pp $18	+1.0pp $-22

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 E Pittsburgh St Apt 3E Greensburg, PA	2.0	1.0	1200	$1,275	$1.06	45d	1	0.23mi
529 Seneca Ct Greensburg, PA	2.0	1.5	1081	$1,400	$1.30	4d	1	0.33mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	45d	1	0.50mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,550	$1.35	3d	6	0.53mi
133 Oakland Ave Unit CARRIAGE HOUSE Greensburg, PA	2.0	1.0	1075	$1,250	$1.16	45d	1	0.70mi
220 Humphrey Rd Greensburg, PA	3.0	1.0	1287	$1,250	$0.97	16d	1	0.75mi
110 Northmont St Greensburg, PA	3.0	1.5	1700	$1,700	$1.00	45d	1	0.87mi
57 Zeller St Greensburg, PA	3.0	1.5	1100	$1,850	$1.68	45d	1	1.31mi
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	3d	1	1.31mi

Listing history 17 events

1. 2026-06-21
   days on market $153,000 Active 112 DOM
2. 2026-06-18
   days on market $153,000 Active 109 DOM
3. 2026-06-17
   days on market $153,000 Active 108 DOM
4. 2026-06-16
   days on market $153,000 Active 107 DOM
5. 2026-06-15
   days on market $153,000 Active 106 DOM
6. 2026-06-13
   days on market $153,000 Active 104 DOM
7. 2026-06-13
   days on market $153,000 Active 103 DOM
8. 2026-06-09
   days on market $153,000 Active 100 DOM
9. 2026-06-08
   days on market $153,000 Active 99 DOM
10. 2026-06-07
    days on market $153,000 Active 98 DOM
11. 2026-06-03
    days on market $153,000 Active 94 DOM
12. 2026-06-02
    days on market $153,000 Active 93 DOM
13. 2026-06-01
    days on market $153,000 Active 92 DOM
14. 2026-05-31
    days on market $153,000 Active 91 DOM
15. 2026-04-25
    price $153,000 1743-char remark

    Show marketing remark (1743 chars)

    Hillside Estates in Greensburg, PA is set in beautiful, rural Westmoreland County. In our community, we offer a quiet place to live with a marvelous friendly atmosphere. Residents at Hillside Estates in Greensburg, PA will find 3-bedroom, 2-bathroom single family homes with spacious open concept floor plans, wood kitchen cabinets and Energy Star certified appliances. But it does not stop there; enjoy front and back decks (on select homes), a driveway and storage shed! Gather with friends for one of our community events such as our community yard sale in the Summer. Come see why our residents love our Hillside Estates community in Greensburg. We would love to give you a tour of our community! Located 30 miles outside of Pittsburgh, Hillside Estates offers our residents a vibrant, cultural community featuring theaters, restaurants, shops, museums and a picturesque downtown district. This beautiful community is in a perfect location for those who love the outdoors. Take a stroll through nearby Five Star Trail, Twin Lakes Park or get in on the action at Thomas Lynch Field Complex. Whether you want to spend a quiet morning at the Westmoreland Museum of American Art or stroll to nearby shopping, or food stores, there is something for all of our residents at Hillside Estates. Being so close to Pittsburgh also gives our residents the option to attend a concert or sporting event and easy access to the airport. Living at Hillside Estates is an opportunity you and your family will not want to miss! Hillside Estates residents will be conveniently located to the Latrobe School District. Students after graduation or adults interested in higher education will find Hillside Estates conveniently located near St. Vincent College.

16. 2026-04-23
    price $150,000 1743-char remark

    Show marketing remark (1743 chars)

    Hillside Estates in Greensburg, PA is set in beautiful, rural Westmoreland County. In our community, we offer a quiet place to live with a marvelous friendly atmosphere. Residents at Hillside Estates in Greensburg, PA will find 3-bedroom, 2-bathroom single family homes with spacious open concept floor plans, wood kitchen cabinets and Energy Star certified appliances. But it does not stop there; enjoy front and back decks (on select homes), a driveway and storage shed! Gather with friends for one of our community events such as our community yard sale in the Summer. Come see why our residents love our Hillside Estates community in Greensburg. We would love to give you a tour of our community! Located 30 miles outside of Pittsburgh, Hillside Estates offers our residents a vibrant, cultural community featuring theaters, restaurants, shops, museums and a picturesque downtown district. This beautiful community is in a perfect location for those who love the outdoors. Take a stroll through nearby Five Star Trail, Twin Lakes Park or get in on the action at Thomas Lynch Field Complex. Whether you want to spend a quiet morning at the Westmoreland Museum of American Art or stroll to nearby shopping, or food stores, there is something for all of our residents at Hillside Estates. Being so close to Pittsburgh also gives our residents the option to attend a concert or sporting event and easy access to the airport. Living at Hillside Estates is an opportunity you and your family will not want to miss! Hillside Estates residents will be conveniently located to the Latrobe School District. Students after graduation or adults interested in higher education will find Hillside Estates conveniently located near St. Vincent College.

17. 2026-03-02
    listed $140,000 Active 1743-char remark

    Show marketing remark (1743 chars)

    Hillside Estates in Greensburg, PA is set in beautiful, rural Westmoreland County. In our community, we offer a quiet place to live with a marvelous friendly atmosphere. Residents at Hillside Estates in Greensburg, PA will find 3-bedroom, 2-bathroom single family homes with spacious open concept floor plans, wood kitchen cabinets and Energy Star certified appliances. But it does not stop there; enjoy front and back decks (on select homes), a driveway and storage shed! Gather with friends for one of our community events such as our community yard sale in the Summer. Come see why our residents love our Hillside Estates community in Greensburg. We would love to give you a tour of our community! Located 30 miles outside of Pittsburgh, Hillside Estates offers our residents a vibrant, cultural community featuring theaters, restaurants, shops, museums and a picturesque downtown district. This beautiful community is in a perfect location for those who love the outdoors. Take a stroll through nearby Five Star Trail, Twin Lakes Park or get in on the action at Thomas Lynch Field Complex. Whether you want to spend a quiet morning at the Westmoreland Museum of American Art or stroll to nearby shopping, or food stores, there is something for all of our residents at Hillside Estates. Being so close to Pittsburgh also gives our residents the option to attend a concert or sporting event and easy access to the airport. Living at Hillside Estates is an opportunity you and your family will not want to miss! Hillside Estates residents will be conveniently located to the Latrobe School District. Students after graduation or adults interested in higher education will find Hillside Estates conveniently located near St. Vincent College.

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

Taxation est. · year 1

• Rental income: $16,941
• − Mortgage interest: −$8,570
• − Property taxes: −$2,295
• − Insurance: −$765
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,451
• Taxable loss: −$1,851
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $1,139/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab

This manufactured home in Hillside Estates is in good condition with modern finishes and a good curb appeal. It's move-in ready with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home feel new and inviting
• Both Install smart home devices — Enhances home's appeal and can increase rental value
• Both Add outdoor lighting — Improves curb appeal and safety
• Both Install a smart thermostat — Saves energy and can increase rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home feel new and inviting ↑
• Both Install smart home devices — Enhances home's appeal and can increase rental value ↑
• Both Add outdoor lighting — Improves curb appeal and safety ↑
• Both Install a smart thermostat — Saves energy and can increase rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greensburg Salem SD
• NCES district ID: 4210920
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $41,295
• Composite: 34.82/100
• National rank: #5101
• State rank: #346 of 539 in PA

Livability — Greensburg

• Score: 73/100
• State rank: #584
• US rank: #5607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensburg, PA
• County: Westmoreland County · 183,777 people
• City population: 56,425
• Metro: Pittsburgh, PA
• Population (ZIP): 56,425
• Household income: $78,555
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 1209.0

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.23%
• Current HPI: 177.4921
• Rent YoY: ▲ 7.95%
• Metro: Pittsburgh, PA
• 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

+9.3% since first listed

3 events — show timeline

• 2026-04-25 Price Changed $153,000 Zillow
• 2026-04-23 Price Changed $150,000 Zillow
• 2026-03-02 Listed $140,000 Zillow