8 Lancaster Ave · Greenville, PA 16125

$45,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily · 15 Days on market

Built 1900 9,147 sqft lot

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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

Four bedroom home on level lot in Greenville Boro. Large eat in Oak Kitchen with massive center island. Lots of storage . Open concept first floor. French doors lead to open deck area. The second floor features four bedrooms and a modern bath.

Key facts

• Open deck area
• Level lot
• French doors

Tags

• LEVEL LOT
• EAT IN OAK KITCHEN
• MASSIVE CENTER ISLAND
• OPEN CONCEPT FIRST FLOOR
• FRENCH DOORS
• OPEN DECK AREA

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story frame home with vinyl siding; Asphalt roof; Resale property
• Construction: Frame construction with vinyl siding; Asphalt roof
• Exterior features: Lot approximately 0.21 acres (dimensions about 75x115)

Interior

• Kitchen: Refrigerator; Stove; Some electric appliances
• Bedrooms: Upper-level bedrooms: three bedrooms (approx. 10x12, 10x10, 9x11); Additional upper-level room: 9x16 (could serve as bedroom or bonus room)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Interior entry basement; Unfinished basement; Electric fireplace (1)
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% 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: 70 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 2.97% ✓
• Cap rate: 24.85%
• Cash-on-cash: 66.27%
• DSCR: 3.95
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $220,320
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Ruth St	0.24mi	3/1.5 (-1)	1,376 (-4%)	11mo	$210,000	$153	65
38 N Mercer St	0.70mi	4/1.0	1,568 (+9%)	15mo	$30,500	$19	40
72 First Ave	0.75mi	4/2.0	1,232 (-14%)	20mo	$200,000	$162	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 1.81×
• Total profit: $10,169
• Equity at exit: $6,710

10-year hold

• IRR: 28.3%
• Equity multiple: 3.56×
• Total profit: $32,206
• Equity at exit: $3,891

Cash invested: $12,600 (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: 70
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $269

Break-even live

Break-even rent $996

Max offer price $45,000

Occupancy floor 75%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $45,000 Pending 15 DOM
2. 2026-06-09
   days on market $45,000 Active 14 DOM
3. 2026-06-08
   days on market $45,000 Active 13 DOM
4. 2026-06-08
   days on market $45,000 Active 12 DOM
5. 2026-06-07
   days on market $45,000 Active 11 DOM
6. 2026-06-04
   pricedays on market $45,000 Active 8 DOM
7. 2026-06-02
   days on market $60,000 Active 7 DOM
8. 2026-06-01
   days on market $60,000 Active 6 DOM
9. 2026-05-31
   days on market $60,000 Active 5 DOM
10. 2026-05-26
    listed $60,000 Active

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 AE · 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: $16,040
• − Mortgage interest: −$2,521
• − Property taxes: −$1,265
• − Insurance: −$5,344
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,309
• Taxable income: $3,035
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $2,503/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

1 event — show timeline

• 2026-05-26 Listed $60,000 West Penn MLS

Property tax history

+0.3%/yr

Latest (2025): $1,265 · +2.8% YoY. Source: county tax records.