765 W Otterman St · Greensburg, PA 15601

$160,000

4 bd · 2.0 ba · — sqft · Other · 52 Days on market

5,214 sqft lot

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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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.9/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity! Conveniently located to hospital, courthouse, business district, shopping, Seton Hill University and University of Pittsburgh-Greensburg. Well maintained units, regularly updated and fully rented.

Key facts

• Fully renovated
• 5,214 sq ft lot
• Garage

Tags

• FULLY RENOVATED
• AMPLE OFF-STREET PARKING

Property features AI

Finance

• Financial info: Property contains 2 total units; One unit listed as vacant; one unit listed as renovated

Exterior

• Parking: Attached garage; Built-in parking; Off-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Aluminum siding construction; Asphalt roof
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Residential zoning

Interior

• Bedrooms: One unit with 3 bedrooms; One unit with 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Multi-unit property (2 units)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (18.7% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $130k (18.7% below list) — sets the bar for cash-flow.
• Cap rate 8.2% vs local median 2.7% 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); 291 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 52 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $130,076 (18.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.09% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.39×
• Total profit: $-27,332
• Equity at exit: $23,857

10-year hold

• IRR: 1.2%
• Equity multiple: 1.11×
• Total profit: $4,830
• Equity at exit: $13,834

Cash invested: $44,800 (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: 291
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,738 high
• Mortgage (P&I): −$839
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$67
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-169

Break-even live

Break-even rent $1,953

Max offer price $130,076

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-124	+0% $-169	+5% $-215	+10% $-260
Rent	-10% $-307	-5% $-238	+0% $-169	+5% $-101	+10% $-32
Rate	-1.0pp $-89	-0.5pp $-129	base $-169	+0.5pp $-211	+1.0pp $-253

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 N Lincoln Ave Greensburg, PA	4.0	2.5	—	$2,000	—	2d	1	0.13mi
57 Zeller St Greensburg, PA	3.0	1.5	1100	$1,850	$1.68	44d	1	0.24mi
136 S Spring Ave Greensburg, PA	3.0	1.0	—	$1,425	—	2d	1	0.51mi
136 S Spring Ave Unit 136 Greensburg, PA	3.0	1.0	—	$1,200	—	2d	1	0.51mi
33 Westminster Ave Unit Lower Greensburg, PA	3.0	1.0	900	$900	$1.00	20d	1	0.59mi
224 W Otterman St Unit 1 Greensburg, PA	4.0	2.0	—	$2,180	—	17d	1	0.66mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,825	$1.59	2d	6	0.70mi
348 N Pennsylvania Ave Unit A Greensburg, PA	5.0	3.0	100	$1,150	$11.50	15d	1	0.79mi
17-19 W 2nd St Unit 202C Greensburg, PA	4.0	2.0	—	$750	—	17d	1	0.88mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	44d	1	0.92mi
13 N Maple Ave Unit 202 Greensburg, PA	3.0	1.0	—	$1,100	—	44d	1	0.94mi
235 Center Ave Greensburg, PA	4.0	1.0	—	$2,000	—	2d	1	1.02mi
438 Harvey Ave Greensburg, PA	3.0	1.0	—	$1,500	—	44d	1	1.29mi
438 Harvey Ave Greensburg, PA	3.0	1.0	—	$1,500	—	8d	1	1.29mi
408 Tremont Ave Greensburg, PA	4.0	3.5	2364	$1,925	$0.81	44d	1	1.29mi
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	2d	1	1.35mi
110 Northmont St Greensburg, PA	3.0	1.5	1700	$1,700	$1.00	44d	1	1.42mi
465 Willow Ave Greensburg, PA	3.0	1.0	1010	$1,600	$1.58	2d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   days on market $160,000 Active 52 DOM
2. 2026-06-17
   days on market $160,000 Active 51 DOM
3. 2026-06-16
   days on market $160,000 Active 50 DOM
4. 2026-06-15
   days on market $160,000 Active 49 DOM
5. 2026-06-13
   days on market $160,000 Active 47 DOM
6. 2026-06-13
   days on market $160,000 Active 46 DOM
7. 2026-06-09
   days on market $160,000 Active 43 DOM
8. 2026-06-08
   days on market $160,000 Active 42 DOM
9. 2026-06-07
   days on market $160,000 Active 41 DOM
10. 2026-06-03
    days on market $160,000 Active 37 DOM
11. 2026-06-02
    days on market $160,000 Active 36 DOM
12. 2026-06-01
    days on market $160,000 Active 35 DOM
13. 2026-05-31
    days on market $160,000 Active 34 DOM
14. 2026-05-10
    price $745
15. 2026-04-27
    listed $160,000 Active 958-char remark
16. 2026-04-25
    price $795
17. 2026-04-10
    price $845
18. 2026-03-05
    listed $895
19. 2021-02-02
    soldstatus $125,000
20. 2021-01-14
    soldstatus $125,000 Closed 229-char remark

    Show marketing remark (229 chars)

    Turnkey investment opportunity! Conveniently located to hospital, courthouse, business district, shopping, Seton Hill University and University of Pittsburgh-Greensburg. Well maintained units, regularly updated and fully rented.

21. 2020-12-12
    historical Contingent 229-char remark

    Show marketing remark (229 chars)

    Turnkey investment opportunity! Conveniently located to hospital, courthouse, business district, shopping, Seton Hill University and University of Pittsburgh-Greensburg. Well maintained units, regularly updated and fully rented.

22. 2020-10-14
    price $127,400 229-char remark

    Show marketing remark (229 chars)

    Turnkey investment opportunity! Conveniently located to hospital, courthouse, business district, shopping, Seton Hill University and University of Pittsburgh-Greensburg. Well maintained units, regularly updated and fully rented.

23. 2020-05-29
    price $127,500 229-char remark

    Show marketing remark (229 chars)

    Turnkey investment opportunity! Conveniently located to hospital, courthouse, business district, shopping, Seton Hill University and University of Pittsburgh-Greensburg. Well maintained units, regularly updated and fully rented.

24. 2020-03-17
    listed $312,500 Active 229-char remark

    Show marketing remark (229 chars)

    Turnkey investment opportunity! Conveniently located to hospital, courthouse, business district, shopping, Seton Hill University and University of Pittsburgh-Greensburg. Well maintained units, regularly updated and fully rented.

25. 2011-08-07
    listed $109,000

    Show marketing remark (334 chars)

    UPDATED HOUSE WITH UPDATED CARRIAGE HOUSE. NICELY SIZED BEDROOMS & BATHS. BOTH HOUSES HAVE NEWER EAT-IN KITCHENS WITH NEWER STOVES AND REFRIGERATORS, UPDATED BATHROOMS, CERAMIC TILE & VINYL FLOORING, CARPETING, FURNACES, CENTRAL AIR CONDITIONING, ELECTRICAL BOXES, WINDOWS, VINYL SIDING, SOFFIT FACIA, ROOFS, SEVERAL GLASS

26. 2003-05-12
    soldstatus $75,000
27. 2003-05-01
    soldstatus $75,000
28. 2002-12-16
    listed $87,500
29. 1999-09-30
    soldstatus $41,000
30. 1999-09-29
    soldstatus $41,000
31. 1999-01-06
    listed $52,000

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$3/yr ($0/mo · 0.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,857
• − Mortgage interest: −$8,962
• − Property taxes: −$2,523
• − Insurance: −$5,918
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,655
• Taxable loss: −$4,538
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $-944/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 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

+207.7% since first listed

19 events — show timeline

• 2026-06-03 Rental Removed $745 SHOWMOJO
• 2026-05-10 Price Changed $745 SHOWMOJO
• 2026-04-27 Listed $160,000 West Penn MLS
• 2026-04-25 Price Changed $795 SHOWMOJO
• 2026-04-10 Price Changed $845 SHOWMOJO
• 2026-03-05 Listed for Rent $895 SHOWMOJO
• 2021-02-02 Sold (Public Records) $125,000 Public Records
• 2021-01-14 Sold (MLS) $125,000 West Penn MLS
• 2020-12-12 Contingent — West Penn MLS
• 2020-10-14 Price Changed $127,400 West Penn MLS
• 2020-05-29 Price Changed $127,500 West Penn MLS
• 2020-03-17 Listed $312,500 West Penn MLS
• 2011-08-07 Listed $109,000 West Penn MLS
• 2003-05-12 Sold (MLS) $75,000 West Penn MLS
• 2003-05-01 Sold (Public Records) $75,000 Public Records
• 2002-12-16 Listed $87,500 West Penn MLS
• 1999-09-30 Sold (MLS) $41,000 West Penn MLS
• 1999-09-29 Sold (Public Records) $41,000 Public Records
• 1999-01-06 Listed $52,000 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $2,523 · +0.0% YoY. Source: county tax records.