129 Alexander Ave · Greensburg, PA 15601

$187,000

3 bd · 2.0 ba · 1,698 sqft · Other public records · 30 Days on market

Built 1922 5,270 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 +13.7/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated! Generously sized living and formal dining rooms are perfect for entertaining. The kitchen is equipped with granite countertops and brand new appliances. The large master bedroom has an on-suite walk in shower. New scalloped siding in the front eave along with freshly finished soffit and gutters. Brand new Trex decking on the front porch. Fenced area for the kids and pup with off street parking in the back. A 1 year home warranty is also included.

Key facts

• First floor laundry
• Original details
• Updated kitchen

Tags

• TWO STORY HOME
• UPDATED KITCHEN
• DECORATIVE FIREPLACES
• ORIGINAL DETAILS
• BUILT IN CORNER CUPBOARD
• FIRST FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Off-street parking for two vehicles
• Utilities: Public water; Public sewer; Electric service available
• Home design: Two-story home; Resale property; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: 40 x 131.6 lot dimensions

Interior

• Kitchen: Kitchen on main level (~11 x 11); Dishwasher; Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Upper-level bedrooms (two described: one ~15 x 14, one ~12 x 9)
• Flooring: Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating (gas); Wall/window cooling units
• Interior features: Decorative fireplace; Unfinished basement with interior entry; Hardwood flooring
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $187k.

Deal economics

• At list price, monthly cash flow is $15 ($178/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 $153k (18.0% below list).
• Recommended offer: $153k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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+, crime 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.
• Zoned schools: Amos K Hutchinson El Sch (math 32% / reading 48%, grade F, #942 of 1,518 statewide, top 62%, 536 students, 63% FRL); Greensburg-Salem Ms (math 18% / reading 52%, grade F, #322 of 512 statewide, top 64%, 599 students, 52% FRL); Greensburg-Salem Hs (math 62% / reading 34%, grade D, #153 of 437 statewide, top 37%, 820 students, 36% FRL).
• Market conditions: Rents rising fast (+8.0%/yr); 294 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 $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 ($184k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $128k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,267 (18.0% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.2

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: -10.8%
• Equity multiple: 0.59×
• Total profit: $-21,379
• Equity at exit: $27,882

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $18,893
• Equity at exit: $16,168

Cash invested: $52,360 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$981
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $15

Break-even live

Break-even rent $1,514

Max offer price $187,000

Occupancy floor 94%

Sensitivity live

Price	-10% $121	-5% $68	+0% $15	+5% $-38	+10% $-91
Rent	-10% $-106	-5% $-46	+0% $15	+5% $75	+10% $136
Rate	-1.0pp $109	-0.5pp $62	base $15	+0.5pp $-34	+1.0pp $-83

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Oakland Ave Unit CARRIAGE HOUSE Greensburg, PA	2.0	1.0	1075	$1,250	$1.16	45d	1	0.05mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,825	$1.59	3d	6	0.32mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	45d	1	0.41mi
103 E Pittsburgh St Apt 3E Greensburg, PA	2.0	1.0	1200	$1,275	$1.06	45d	1	0.56mi
57 Zeller St Greensburg, PA	3.0	1.5	1100	$1,850	$1.68	45d	1	0.69mi
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	3d	1	1.02mi
529 Seneca Ct Greensburg, PA	2.0	1.5	1081	$1,400	$1.30	4d	1	1.05mi
110 Northmont St Greensburg, PA	3.0	1.5	1700	$1,700	$1.00	45d	1	1.23mi
220 Humphrey Rd Greensburg, PA	3.0	1.0	1287	$1,250	$0.97	16d	1	1.47mi

Listing history 28 events

1. 2026-04-28
   historical Contingent
2. 2026-04-24
   listed $187,000 Active
3. 2021-03-05
   soldstatus $128,000
4. 2021-03-04
   status Pending 471-char remark

   Show marketing remark (471 chars)

   Beautifully updated! Generously sized living and formal dining rooms are perfect for entertaining. The kitchen is equipped with granite countertops and brand new appliances. The large master bedroom has an on-suite walk in shower. New scalloped siding in the front eave along with freshly finished soffit and gutters. Brand new Trex decking on the front porch. Fenced area for the kids and pup with off street parking in the back. A 1 year home warranty is also included.

5. 2021-03-04
   soldstatus $128,000 Closed 471-char remark

   Show marketing remark (471 chars)

   Beautifully updated! Generously sized living and formal dining rooms are perfect for entertaining. The kitchen is equipped with granite countertops and brand new appliances. The large master bedroom has an on-suite walk in shower. New scalloped siding in the front eave along with freshly finished soffit and gutters. Brand new Trex decking on the front porch. Fenced area for the kids and pup with off street parking in the back. A 1 year home warranty is also included.

6. 2021-01-19
   historical Contingent 471-char remark

   Show marketing remark (471 chars)

   Beautifully updated! Generously sized living and formal dining rooms are perfect for entertaining. The kitchen is equipped with granite countertops and brand new appliances. The large master bedroom has an on-suite walk in shower. New scalloped siding in the front eave along with freshly finished soffit and gutters. Brand new Trex decking on the front porch. Fenced area for the kids and pup with off street parking in the back. A 1 year home warranty is also included.

7. 2021-01-10
   price $140,900 471-char remark

   Show marketing remark (471 chars)

   Beautifully updated! Generously sized living and formal dining rooms are perfect for entertaining. The kitchen is equipped with granite countertops and brand new appliances. The large master bedroom has an on-suite walk in shower. New scalloped siding in the front eave along with freshly finished soffit and gutters. Brand new Trex decking on the front porch. Fenced area for the kids and pup with off street parking in the back. A 1 year home warranty is also included.

8. 2020-12-14
   listed $145,900 Active 471-char remark

   Show marketing remark (471 chars)

   Beautifully updated! Generously sized living and formal dining rooms are perfect for entertaining. The kitchen is equipped with granite countertops and brand new appliances. The large master bedroom has an on-suite walk in shower. New scalloped siding in the front eave along with freshly finished soffit and gutters. Brand new Trex decking on the front porch. Fenced area for the kids and pup with off street parking in the back. A 1 year home warranty is also included.

9. 2020-11-05
   soldstatus $62,000 Closed 276-char remark

   Show marketing remark (276 chars)

   This 3 bed/2 bath colonial has lots of updates and would make a great starter house or rental. Within blocks of the Westmoreland Hospital. Extras include a covered porch, off street parking, level back yard that is partially fenced, and a full basement that could be finished.

10. 2020-10-03
    status Pending 276-char remark

    Show marketing remark (276 chars)

    This 3 bed/2 bath colonial has lots of updates and would make a great starter house or rental. Within blocks of the Westmoreland Hospital. Extras include a covered porch, off street parking, level back yard that is partially fenced, and a full basement that could be finished.

11. 2020-10-01
    historical Contingent 276-char remark

    Show marketing remark (276 chars)

    This 3 bed/2 bath colonial has lots of updates and would make a great starter house or rental. Within blocks of the Westmoreland Hospital. Extras include a covered porch, off street parking, level back yard that is partially fenced, and a full basement that could be finished.

12. 2020-09-26
    listed $69,000 Active 276-char remark

    Show marketing remark (276 chars)

    This 3 bed/2 bath colonial has lots of updates and would make a great starter house or rental. Within blocks of the Westmoreland Hospital. Extras include a covered porch, off street parking, level back yard that is partially fenced, and a full basement that could be finished.

13. 2020-02-20
    historical Expired
14. 2019-10-22
    status Active
15. 2019-10-11
    historical Contingent
16. 2019-09-14
    status Active
17. 2019-09-04
    historical Contingent
18. 2019-08-29
    price $119,900
19. 2019-07-02
    price $122,900
20. 2019-06-10
    price $126,900
21. 2019-05-19
    listed $129,900 Active
22. 2017-11-03
    historical Withdrawn
23. 2017-10-06
    listed $124,900 Active
24. 2017-10-06
    historical Expired
25. 2017-07-08
    price $125,000
26. 2017-06-08
    price $132,500
27. 2017-05-15
    listed $137,500 Active
28. 2006-11-03
    soldstatus $73,000

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $2,302 · $192/mo
• Expected delta: +$653/yr (+$54/mo · 39.6%)

ⓘ 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 ≥95°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: $18,392
• − Mortgage interest: −$10,475
• − Property taxes: −$1,649
• − Insurance: −$935
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,440
• Taxable loss: −$3,050
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $910/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

+156.2% since first listed

28 events — show timeline

• 2026-04-28 Contingent — West Penn MLS
• 2026-04-24 Listed $187,000 West Penn MLS
• 2021-03-05 Sold (Public Records) $128,000 Public Records
• 2021-03-04 Pending — West Penn MLS
• 2021-03-04 Sold (MLS) $128,000 West Penn MLS
• 2021-01-19 Contingent — West Penn MLS
• 2021-01-10 Price Changed $140,900 West Penn MLS
• 2020-12-14 Listed $145,900 West Penn MLS
• 2020-11-05 Sold (MLS) $62,000 West Penn MLS
• 2020-10-03 Pending — West Penn MLS
• 2020-10-01 Contingent — West Penn MLS
• 2020-09-26 Listed $69,000 West Penn MLS
• 2020-02-20 Delisted — West Penn MLS
• 2019-10-22 Relisted — West Penn MLS
• 2019-10-11 Contingent — West Penn MLS
• 2019-09-14 Relisted — West Penn MLS
• 2019-09-04 Contingent — West Penn MLS
• 2019-08-29 Price Changed $119,900 West Penn MLS
• 2019-07-02 Price Changed $122,900 West Penn MLS
• 2019-06-10 Price Changed $126,900 West Penn MLS
• 2019-05-19 Listed $129,900 West Penn MLS
• 2017-11-03 Delisted — West Penn MLS
• 2017-10-06 Listed $124,900 West Penn MLS
• 2017-10-06 Delisted — West Penn MLS
• 2017-07-08 Price Changed $125,000 West Penn MLS
• 2017-06-08 Price Changed $132,500 West Penn MLS
• 2017-05-15 Listed $137,500 West Penn MLS
• 2006-11-03 Sold (Public Records) $73,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,649 · +0.0% YoY. Source: county tax records.