709 Mace St · Southwest Greensburg, PA 15601

$149,900

6 bd · 3.0 ba · — sqft · Other · 49 Days on market

5,998 sqft 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +6.0/10.0
• 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

Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

Key facts

• Up and down duplex
• Separate utilities
• Cosmetic updates

Tags

• TWO SEPARATE BUILDINGS
• DISTINCT RENTAL STREAMS
• UP AND DOWN DUPLEX
• DETACHED SINGLE FAMILY HOME
• SEPARATE UTILITIES
• COSMETIC UPDATES

Property features AI

Exterior

• Parking: Off-street parking; One parking space total
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Multi-unit property with 3 total units
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Residential zoning; Lot approximately 0.1377 acres

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Each unit has 1 full bathroom (three total)
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#497 in PA, #4,578 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: 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); 291 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 $1k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 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 $97k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 1.10% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 7.6

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $638
• Equity at exit: $22,351

10-year hold

• IRR: 14.6%
• Equity multiple: 2.45×
• Total profit: $60,808
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $256

Break-even live

Break-even rent $1,323

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• 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	15d	1	1.07mi

Listing history 20 events

1. 2026-06-01
   statusdays on market $149,900 Pending 49 DOM
2. 2026-05-31
   days on market $149,900 Contingent 48 DOM
3. 2026-04-29
   historical Contingent
4. 2026-04-13
   listed $149,900 Active
5. 2026-04-09
   historical Expired 285-char remark

   Show marketing remark (285 chars)

   Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

6. 2026-03-26
   status Active 285-char remark

   Show marketing remark (285 chars)

   Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

7. 2026-03-15
   historical Contingent 285-char remark

   Show marketing remark (285 chars)

   Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

8. 2026-03-11
   price $149,900 285-char remark

   Show marketing remark (285 chars)

   Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

9. 2026-02-25
   status Active 285-char remark

   Show marketing remark (285 chars)

   Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

10. 2025-08-04
    price $165,000 285-char remark

    Show marketing remark (285 chars)

    Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

11. 2025-06-02
    price $189,900 285-char remark

    Show marketing remark (285 chars)

    Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

12. 2025-05-19
    status Active 285-char remark

    Show marketing remark (285 chars)

    Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

13. 2025-05-02
    historical Contingent 285-char remark

    Show marketing remark (285 chars)

    Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

14. 2025-04-14
    listed $199,900 Active 285-char remark

    Show marketing remark (285 chars)

    Duplex and single-family home situated on the same lot in a highly walkable area with tree-lined streets near Hutchinson Elementary School in Southwest Greensburg Borough. This unique property features two buildings on one parcel, offering flexibility for investors or owner-occupants.

15. 2016-02-05
    soldstatus $96,550
16. 2016-02-02
    price $96,550 370-char remark

    Show marketing remark (370 chars)

    Cash flowing investment property located in great walkable neighborhood near Hutchinson Elementary School. Situated in SW Greensburg Boro. All 3 units currently rented and 2 long term tenants. Two houses on property. Front unit is up and down duplex. 1 BD/1BA downstairs and 3BD/1BA upstairs. House in back is single family dwelling with 2BD/1BA. All separate utilities.

17. 2016-02-02
    price $110,000 370-char remark

    Show marketing remark (370 chars)

    Cash flowing investment property located in great walkable neighborhood near Hutchinson Elementary School. Situated in SW Greensburg Boro. All 3 units currently rented and 2 long term tenants. Two houses on property. Front unit is up and down duplex. 1 BD/1BA downstairs and 3BD/1BA upstairs. House in back is single family dwelling with 2BD/1BA. All separate utilities.

18. 2016-02-02
    soldstatus $96,550 Sold 370-char remark

    Show marketing remark (370 chars)

    Cash flowing investment property located in great walkable neighborhood near Hutchinson Elementary School. Situated in SW Greensburg Boro. All 3 units currently rented and 2 long term tenants. Two houses on property. Front unit is up and down duplex. 1 BD/1BA downstairs and 3BD/1BA upstairs. House in back is single family dwelling with 2BD/1BA. All separate utilities.

19. 2015-10-12
    historical Contingent 370-char remark

    Show marketing remark (370 chars)

    Cash flowing investment property located in great walkable neighborhood near Hutchinson Elementary School. Situated in SW Greensburg Boro. All 3 units currently rented and 2 long term tenants. Two houses on property. Front unit is up and down duplex. 1 BD/1BA downstairs and 3BD/1BA upstairs. House in back is single family dwelling with 2BD/1BA. All separate utilities.

20. 2015-04-30
    listed $110,000 Active 370-char remark

    Show marketing remark (370 chars)

    Cash flowing investment property located in great walkable neighborhood near Hutchinson Elementary School. Situated in SW Greensburg Boro. All 3 units currently rented and 2 long term tenants. Two houses on property. Front unit is up and down duplex. 1 BD/1BA downstairs and 3BD/1BA upstairs. House in back is single family dwelling with 2BD/1BA. All separate utilities.

ⓘ 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: $2,362 · $197/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$3/yr ($0/mo · 0.1%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,764
• − Mortgage interest: −$8,397
• − Property taxes: −$2,362
• − Insurance: −$750
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$4,361
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,893/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 — Southwest Greensburg

• Score: 74/100
• State rank: #497
• US rank: #4578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southwest Greensburg, PA
• 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

+36.3% since first listed

18 events — show timeline

• 2026-04-29 Contingent — West Penn MLS
• 2026-04-13 Listed $149,900 West Penn MLS
• 2026-04-09 Delisted — West Penn MLS
• 2026-03-26 Relisted — West Penn MLS
• 2026-03-15 Contingent — West Penn MLS
• 2026-03-11 Price Changed $149,900 West Penn MLS
• 2026-02-25 Relisted — West Penn MLS
• 2025-08-04 Price Changed $165,000 West Penn MLS
• 2025-06-02 Price Changed $189,900 West Penn MLS
• 2025-05-19 Relisted — West Penn MLS
• 2025-05-02 Contingent — West Penn MLS
• 2025-04-14 Listed $199,900 West Penn MLS
• 2016-02-05 Sold (Public Records) $96,550 Public Records
• 2016-02-02 Price Changed $96,550 West Penn MLS
• 2016-02-02 Sold (MLS) $96,550 West Penn MLS
• 2016-02-02 Price Changed $110,000 West Penn MLS
• 2015-10-12 Contingent — West Penn MLS
• 2015-04-30 Listed $110,000 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $2,362 · +1.3% YoY. Source: county tax records.