64 Stewart Ave · Greenville, PA 16125

$79,000

7 bd · 2.0 ba · 2,000 sqft · Other · 88 Days on market

Built 1940 10,018 sqft lot ↓ 6% since listing

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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
• 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

Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

Key facts

• Mother in law suite
• Newer furnace
• Newer roof

Tags

• MOTHER IN LAW SUITE
• HANDICAP ACCESSIBLE BATHROOM
• NEWER ROOF
• NEWER FURNACE
• INSPECTED SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.84% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 2.10×
• Total profit: $24,280
• Equity at exit: $11,779

10-year hold

• IRR: 34.1%
• Equity multiple: 4.12×
• Total profit: $68,990
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $582

Break-even live

Break-even rent $720

Max offer price $79,000

Occupancy floor 55%

Sensitivity live

Price	-10% $626	-5% $604	+0% $582	+5% $559	+10% $537
Rent	-10% $467	-5% $524	+0% $582	+5% $639	+10% $697
Rate	-1.0pp $621	-0.5pp $602	base $582	+0.5pp $561	+1.0pp $540

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $79,000 Active 88 DOM
2. 2026-06-18
   remarks 687-char remark
3. 2026-06-18
   days on market $79,000 Active 86 DOM
4. 2026-06-17
   days on market $79,000 Active 85 DOM
5. 2026-06-16
   days on market $79,000 Active 84 DOM
6. 2026-06-15
   days on market $79,000 Active 83 DOM
7. 2026-06-13
   days on market $79,000 Active 81 DOM
8. 2026-06-12
   days on market $79,000 Active 80 DOM
9. 2026-06-09
   days on market $79,000 Active 77 DOM
10. 2026-06-08
    days on market $79,000 Active 76 DOM
11. 2026-06-08
    days on market $79,000 Active 75 DOM
12. 2026-06-07
    days on market $79,000 Active 74 DOM
13. 2026-06-04
    days on market $79,000 Active 71 DOM
14. 2026-06-02
    days on market $79,000 Active 70 DOM
15. 2026-06-01
    days on market $79,000 Active 69 DOM
16. 2026-05-31
    days on market $79,000 Active 68 DOM
17. 2026-05-15
    price $93,803 970-char remark

    Show marketing remark (970 chars)

    Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

18. 2026-05-07
    price $94,803 970-char remark

    Show marketing remark (970 chars)

    Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

19. 2026-04-10
    price $96,803 970-char remark

    Show marketing remark (970 chars)

    Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

20. 2026-04-04
    price $97,803 970-char remark

    Show marketing remark (970 chars)

    Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

21. 2026-03-31
    price $98,803 970-char remark

    Show marketing remark (970 chars)

    Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

22. 2026-03-24
    listed $99,803 Active 970-char remark

    Show marketing remark (970 chars)

    Seller says "Bring all reasonable offers"!! Charming fixerupper with in-law suite in the heart of Greenville! Major upgrades already completed, including a brand new roof, furnace, and hot water heater, giving you a strong head start on renovations. Since the original listing, the home has been professionally decluttered and deep cleaned, now showing clean, open, and ready for a fresh vision. If you’ve previewed it before, it’s absolutely worth a second look. The main home features 4 bedrooms, living room, dining room, kitchen, and full bath, with cosmetic updates offering strong upside. A separate mother-in-law suite with private entrance includes 1 bedroom, full bath, living area, and kitchen, ideal for extended family, rental income, or a perfect off-campus living setup. Located minutes from Thiel College, making it an excellent opportunity for student housing or parents seeking nearby accommodations. Schedule your showing today.

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 2/10 Low 7 d/yr ≥95°F today · 18 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: $17,478
• − Mortgage interest: −$4,425
• − Property taxes: −$1,461
• − Insurance: −$395
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,298
• Taxable income: $6,102
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $5,515/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

-6.0% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $93,803 West Penn MLS
• 2026-05-07 Price Changed $94,803 West Penn MLS
• 2026-04-10 Price Changed $96,803 West Penn MLS
• 2026-04-04 Price Changed $97,803 West Penn MLS
• 2026-03-31 Price Changed $98,803 West Penn MLS
• 2026-03-24 Listed $99,803 West Penn MLS

Property tax history

-1.2%/yr

Latest (2025): $1,461 · +2.8% YoY. Source: county tax records.