422 Buckeye St · South Greensburg, PA 15601

$185,000

3 bd · 2.0 ba · 1,008 sqft · Other public records · 30 Days on market

Built 1960 6,481 sqft lot

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +4.5/5.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the family-friendly Carbon neighborhood of Greensburg, this cute ranch has so many amenities! Hardwood floors throughout the main level, lovely bay window in living room, cozy wood burning fireplace in family room with walk-out basement and tons of storage! One-car garage has workshop and separate shed for storing equipment and outdoor furniture. Convenient location close to Rte. 30.

Key facts

• Covered front porch
• Walk-out access
• Cozy brick fireplace

Tags

• COVERED FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• SPACIOUS EAT-IN KITCHEN
• FINISHED LOWER LEVEL
• COZY BRICK FIREPLACE
• WALK-OUT ACCESS

Property features AI

Exterior

• Parking: Detached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Aluminum siding; 0.15-acre lot

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas hot-water heating; Central air conditioning
• Interior features: Finished walk-out basement; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (18.9% below list).
• Recommended offer: $150k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#612 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Hempfield Area SD (suburban): math 50% / reading 64% proficiency, ranked #90 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hempfield Area Shs (math 73% / reading 24%, grade D, #151 of 437 statewide, top 35%, 1,661 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 294 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $6k 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 30 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $80k; list at $185k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $150,012 (18.9% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 10.3

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-22,921
• Equity at exit: $27,584

10-year hold

• IRR: 3.2%
• Equity multiple: 1.28×
• Total profit: $14,617
• Equity at exit: $15,995

Cash invested: $51,800 (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: 294
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$970
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-12

Break-even live

Break-even rent $1,515

Max offer price $182,892

Occupancy floor 96%

Sensitivity live

Price	-10% $93	-5% $40	+0% $-12	+5% $-64	+10% $-117
Rent	-10% $-130	-5% $-71	+0% $-12	+5% $47	+10% $107
Rate	-1.0pp $81	-0.5pp $35	base $-12	+0.5pp $-60	+1.0pp $-109

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	3d	1	0.56mi
133 Oakland Ave Unit CARRIAGE HOUSE Greensburg, PA	2.0	1.0	1075	$1,250	$1.16	45d	1	0.96mi
439 Westminster Ave Unit 1 Greensburg, PA	2.0	1.0	800	$978	$1.22	18d	1	1.01mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	45d	1	1.01mi
33 Westminster Ave Unit Upper Greensburg, PA	2.0	1.0	981	$889	$0.91	16d	1	1.14mi
33 Westminster Ave Unit Lower Greensburg, PA	3.0	1.0	900	$900	$1.00	21d	1	1.14mi
315 W Otterman St Fl Apartment Greensburg, PA	2.0	1.0	750	$900	$1.20	25d	1	1.17mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,825	$1.59	3d	6	1.24mi
57 Zeller St Greensburg, PA	3.0	1.5	1100	$1,850	$1.68	45d	1	1.28mi
103 E Pittsburgh St Apt 3E Greensburg, PA	2.0	1.0	1200	$1,275	$1.06	45d	1	1.40mi
465 Willow Ave Greensburg, PA	3.0	1.0	1010	$1,600	$1.58	3d	1	1.46mi

Listing history 10 events

1. 2026-05-07
   status Pending
2. 2026-04-23
   historical Contingent
3. 2026-04-07
   listed $185,000 Active
4. 2025-06-03
   historical $1,550
5. 2025-05-23
   listed $1,550
6. 2015-03-26
   price $80,000 399-char remark

   Show marketing remark (399 chars)

   Located in the family-friendly Carbon neighborhood of Greensburg, this cute ranch has so many amenities! Hardwood floors throughout the main level, lovely bay window in living room, cozy wood burning fireplace in family room with walk-out basement and tons of storage! One-car garage has workshop and separate shed for storing equipment and outdoor furniture. Convenient location close to Rte. 30.

7. 2015-03-26
   price $87,000 399-char remark

   Show marketing remark (399 chars)

   Located in the family-friendly Carbon neighborhood of Greensburg, this cute ranch has so many amenities! Hardwood floors throughout the main level, lovely bay window in living room, cozy wood burning fireplace in family room with walk-out basement and tons of storage! One-car garage has workshop and separate shed for storing equipment and outdoor furniture. Convenient location close to Rte. 30.

8. 2015-03-26
   soldstatus $80,000 399-char remark

   Show marketing remark (399 chars)

   Located in the family-friendly Carbon neighborhood of Greensburg, this cute ranch has so many amenities! Hardwood floors throughout the main level, lovely bay window in living room, cozy wood burning fireplace in family room with walk-out basement and tons of storage! One-car garage has workshop and separate shed for storing equipment and outdoor furniture. Convenient location close to Rte. 30.

9. 2015-03-26
   soldstatus $80,000

   Show marketing remark (399 chars)

   Located in the family-friendly Carbon neighborhood of Greensburg, this cute ranch has so many amenities! Hardwood floors throughout the main level, lovely bay window in living room, cozy wood burning fireplace in family room with walk-out basement and tons of storage! One-car garage has workshop and separate shed for storing equipment and outdoor furniture. Convenient location close to Rte. 30.

10. 2014-12-28
    listed $87,000 399-char remark

    Show marketing remark (399 chars)

    Located in the family-friendly Carbon neighborhood of Greensburg, this cute ranch has so many amenities! Hardwood floors throughout the main level, lovely bay window in living room, cozy wood burning fireplace in family room with walk-out basement and tons of storage! One-car garage has workshop and separate shed for storing equipment and outdoor furniture. Convenient location close to Rte. 30.

ⓘ 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: $1,797 · $150/mo
• Projected year-2 tax: $2,360 · $197/mo
• Expected delta: +$563/yr (+$47/mo · 31.3%)

ⓘ 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 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: $18,001
• − Mortgage interest: −$10,363
• − Property taxes: −$1,797
• − Insurance: −$925
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,382
• Taxable loss: −$3,346
• Est. tax savings @ 24.0%: +$803
• After-tax cash flow: $660/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: Hempfield Area SD
• NCES district ID: 4211760
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 64% ▼ -12.00%
• Median HH income: $54,928
• Composite: 49.01/100
• National rank: #2066
• State rank: #90 of 539 in PA

Livability — South Greensburg

• Score: 72/100
• State rank: #612
• US rank: #5882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Westmoreland County · 183,777 people
• 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

+112.6% since first listed

10 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-04-23 Contingent — West Penn MLS
• 2026-04-07 Listed $185,000 West Penn MLS
• 2025-06-03 Rental Removed $1,550 TURBOTENANT
• 2025-05-23 Listed for Rent $1,550 TURBOTENANT
• 2015-03-26 Price Changed $80,000 West Penn MLS
• 2015-03-26 Sold (Public Records) $80,000 Public Records
• 2015-03-26 Sold (MLS) $80,000 West Penn MLS
• 2015-03-26 Price Changed $87,000 West Penn MLS
• 2014-12-28 Listed $87,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $1,797 · +2.4% YoY. Source: county tax records.