4733 State Route 136 · Hempfield, PA 15601

$120,000

3 bd · 1.5 ba · 1,200 sqft · Other · 14 Days on market

0.96 ac 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +7.0/10.0
• Schools +4.9/10.0
• Rent growth +4.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLOSE TO RT 30 AND HOSPITAL THIS 3 BEDROOM 2 BATH FEATURES NEW ELECTRIC PANEL, H/W FLRS, HUGE LIVING ROOM, 4 CAR DETACHED GARAGE WITH EXTRA STORAGE UPSTAIRS, 2 OUT BUILDINGS and shed

Key facts

• 0.96 acre lot
• Listed 14 days

Property features AI

Exterior

• Home design: House
• Construction: 1,200 finished living area
• Exterior features: Approximately 0.96-acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising fast (+8.0%/yr); 291 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.20% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 6.9

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: 1.1%
• Equity multiple: 1.05×
• Total profit: $1,526
• Equity at exit: $17,892

10-year hold

• IRR: 15.5%
• Equity multiple: 2.58×
• Total profit: $53,101
• Equity at exit: $10,375

Cash invested: $33,600 (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 15601

• Rents YoY: 8.0%
• Active inventory: 291
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$629
• Tax from tax record: −$248 /mo · $2,982/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $210

Break-even live

Break-even rent $1,174

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Zeller St Greensburg, PA	3.0	1.5	1100	$1,850	$1.68	43d	1	0.83mi
133 Oakland Ave Unit CARRIAGE HOUSE Greensburg, PA	2.0	1.0	1075	$1,250	$1.16	43d	1	0.91mi
315 W Otterman St Fl Apartment Greensburg, PA	2.0	1.0	750	$900	$1.20	23d	1	1.03mi
33 Westminster Ave Unit Upper Greensburg, PA	2.0	1.0	981	$889	$0.91	14d	1	1.05mi
33 Westminster Ave Unit Lower Greensburg, PA	3.0	1.0	900	$900	$1.00	19d	1	1.05mi
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	1d	1	1.12mi
439 Westminster Ave Unit 1 Greensburg, PA	2.0	1.0	800	$978	$1.22	17d	1	1.14mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	43d	1	1.17mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,825	$1.59	1d	6	1.17mi
449 College Ave Greensburg, PA	2.0	1.0	1000	$925	$0.93	1d	1	1.30mi
103 E Pittsburgh St Apt 3E Greensburg, PA	2.0	1.0	1200	$1,275	$1.06	43d	1	1.42mi

Listing history 10 events

1. 2026-06-18
   days on market $120,000 Active 14 DOM
2. 2026-06-17
   days on market $120,000 Active 13 DOM
3. 2026-06-16
   days on market $120,000 Active 12 DOM
4. 2026-06-15
   days on market $120,000 Active 11 DOM
5. 2026-06-13
   days on market $120,000 Active 9 DOM
6. 2026-06-13
   days on market $120,000 Active 8 DOM
7. 2026-06-09
   days on market $120,000 Active 5 DOM
8. 2026-06-08
   days on market $120,000 Active 4 DOM
9. 2026-06-08
   remarks 288-char remark
10. 2026-06-08
    listed $120,000 Active 3 DOM

ⓘ 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: $2,982 · $248/mo
• Projected year-2 tax: $2,982 · $248/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 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: $17,279
• − Mortgage interest: −$6,722
• − Property taxes: −$2,982
• − Insurance: −$600
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$3,491
• Taxable income: $720
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,344/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 — Hempfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+20.1% since first listed

8 events — show timeline

• 2026-06-04 Listed $120,000 ForSaleByOwner.com
• 2015-06-18 Sold (Public Records) $75,000 Public Records
• 2015-06-12 Price Changed $75,000 West Penn MLS
• 2015-06-11 Price Changed $95,000 West Penn MLS
• 2015-06-11 Sold (MLS) $75,000 West Penn MLS
• 2015-05-29 Pending — West Penn MLS
• 2015-05-13 Price Changed $95,000 West Penn MLS
• 2015-04-10 Listed $99,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,982 · +2.4% YoY. Source: county tax records.