1020 Lane Way · Greensburg, PA 15601

$105,000

6 bd · 4.0 ba · — sqft · Other · 30 Days on market

Built 1919 1,990 sqft lot

---

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
• 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

Prime Investment Opportunity in Greensburg! Welcome to 1020 Lane Way, a charming duplex offering excellent rental potential. This top-and-bottom unit property boasts inviting covered front and back porches for both residences. The first unit features a spacious kitchen, living room, dining room, one bedroom, one bath, and a convenient laundry room. The second unit includes a kitchen, living room, bathroom, and two generously sized bedrooms. Both units benefit from a newer 100 amp electrical system and two separate electric meters, updated in 2016. This property is ideal for those looking to invest in a multi-family home with significant income potential. Don’t miss this opportunity to add a versatile asset to your portfolio!

Key facts

• 1,990 sq ft lot
• Built 1919
• Listed 29 days

Tags

• INVESTMENT OPPORTUNITY
• UNDERGOING RENOVATIONS
• SEPARATE ELECTRICAL SERVICE

Property features AI

Finance

• Financial info: Annual tax amount: $862

Exterior

• Home design: Frame construction; Asphalt roof
• Construction: Frame construction; Asphalt roof
• Exterior features: Residential zoning

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-unit layout (multi-family)

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 1 comparable units currently listed for rent nearby; 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 $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $28k; list at $105k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.92%
• DSCR: 2.15
• GRM: 5.3

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: 24.9%
• Equity multiple: 2.09×
• Total profit: $32,025
• Equity at exit: $15,656

10-year hold

• IRR: 35.5%
• Equity multiple: 5.05×
• Total profit: $119,069
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $635

Break-even live

Break-even rent $843

Max offer price $105,000

Occupancy floor 56%

Sensitivity live

Price	-10% $694	-5% $665	+0% $635	+5% $605	+10% $575
Rent	-10% $505	-5% $570	+0% $635	+5% $700	+10% $765
Rate	-1.0pp $688	-0.5pp $662	base $635	+0.5pp $608	+1.0pp $580

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 N Pennsylvania Ave Unit A Greensburg, PA	5.0	3.0	100	$1,150	$11.50	16d	1	1.00mi

Listing history 26 events

1. 2026-06-21
   days on market $105,000 Active 30 DOM
2. 2026-06-18
   days on market $105,000 Active 27 DOM
3. 2026-06-17
   days on market $105,000 Active 26 DOM
4. 2026-06-16
   days on market $105,000 Active 25 DOM
5. 2026-06-15
   days on market $105,000 Active 24 DOM
6. 2026-06-13
   days on market $105,000 Active 22 DOM
7. 2026-06-13
   days on market $105,000 Active 21 DOM
8. 2026-06-09
   days on market $105,000 Active 18 DOM
9. 2026-06-08
   days on market $105,000 Active 17 DOM
10. 2026-06-07
    days on market $105,000 Active 16 DOM
11. 2026-06-03
    days on market $105,000 Active 12 DOM
12. 2026-06-02
    days on market $105,000 Active 11 DOM
13. 2026-06-01
    days on market $105,000 Active 10 DOM
14. 2026-05-31
    days on market $105,000 Active 9 DOM
15. 2026-05-21
    listed $105,000 Active
16. 2024-08-05
    soldstatus $27,500 Closed 740-char remark

    Show marketing remark (740 chars)

    Prime Investment Opportunity in Greensburg! Welcome to 1020 Lane Way, a charming duplex offering excellent rental potential. This top-and-bottom unit property boasts inviting covered front and back porches for both residences. The first unit features a spacious kitchen, living room, dining room, one bedroom, one bath, and a convenient laundry room. The second unit includes a kitchen, living room, bathroom, and two generously sized bedrooms. Both units benefit from a newer 100 amp electrical system and two separate electric meters, updated in 2016. This property is ideal for those looking to invest in a multi-family home with significant income potential. Don’t miss this opportunity to add a versatile asset to your portfolio!

17. 2024-07-11
    status Pending 740-char remark

    Show marketing remark (740 chars)

    Prime Investment Opportunity in Greensburg! Welcome to 1020 Lane Way, a charming duplex offering excellent rental potential. This top-and-bottom unit property boasts inviting covered front and back porches for both residences. The first unit features a spacious kitchen, living room, dining room, one bedroom, one bath, and a convenient laundry room. The second unit includes a kitchen, living room, bathroom, and two generously sized bedrooms. Both units benefit from a newer 100 amp electrical system and two separate electric meters, updated in 2016. This property is ideal for those looking to invest in a multi-family home with significant income potential. Don’t miss this opportunity to add a versatile asset to your portfolio!

18. 2024-07-09
    listed $29,000 Active 740-char remark

    Show marketing remark (740 chars)

    Prime Investment Opportunity in Greensburg! Welcome to 1020 Lane Way, a charming duplex offering excellent rental potential. This top-and-bottom unit property boasts inviting covered front and back porches for both residences. The first unit features a spacious kitchen, living room, dining room, one bedroom, one bath, and a convenient laundry room. The second unit includes a kitchen, living room, bathroom, and two generously sized bedrooms. Both units benefit from a newer 100 amp electrical system and two separate electric meters, updated in 2016. This property is ideal for those looking to invest in a multi-family home with significant income potential. Don’t miss this opportunity to add a versatile asset to your portfolio!

19. 2016-10-12
    price $5,000 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

20. 2016-08-05
    soldstatus $5,000 Sold 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

21. 2016-06-14
    status Under Contract 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

22. 2016-06-14
    price $15,000 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

23. 2016-05-09
    price $15,000 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

24. 2016-04-15
    price $20,000 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

25. 2016-03-18
    price $25,000 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

26. 2016-02-15
    listed $31,000 Active 286-char remark

    Show marketing remark (286 chars)

    Up and Down Duplex with Covered Front and Back Porches. 1st floor unit has spacious kitchen, living and dining room, 1 bedroom, 1 bath and a laundry room! The 2nd floor has Kitchen, living room, bath and 2 comfortably sized bedrooms. Duplex also has newer 100 amp and 2 electric meters.

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$399/yr (+$33/mo · 46.3%)

ⓘ 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 ≥95°F today · 19 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: $19,764
• − Mortgage interest: −$5,882
• − Property taxes: −$862
• − Insurance: −$525
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$3,055
• Taxable income: $6,279
• Est. tax owed @ 24.0%: −$1,507
• After-tax cash flow: $6,112/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

+238.7% since first listed

12 events — show timeline

• 2026-05-21 Listed $105,000 West Penn MLS
• 2024-08-05 Sold (MLS) $27,500 West Penn MLS
• 2024-07-11 Pending — West Penn MLS
• 2024-07-09 Listed $29,000 West Penn MLS
• 2016-10-12 Price Changed $5,000 West Penn MLS
• 2016-08-05 Sold (MLS) $5,000 West Penn MLS
• 2016-06-14 Pending — West Penn MLS
• 2016-06-14 Price Changed $15,000 West Penn MLS
• 2016-05-09 Price Changed $15,000 West Penn MLS
• 2016-04-15 Price Changed $20,000 West Penn MLS
• 2016-03-18 Price Changed $25,000 West Penn MLS
• 2016-02-15 Listed $31,000 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $862 · +0.0% YoY. Source: county tax records.