353 S Hamilton Ave · Greensburg, PA 15601

$99,900

3 bd · 1.5 ba · 1,360 sqft · Other public records · 31 Days on market

Built 1880 3,963 sqft lot $73/sqft · 43% below area Est $175k · 43% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

Key facts

• Alley access
• Spacious kitchen
• Fenced in backyard

Tags

• SPACIOUS KITCHEN
• CENTRAL-AIR
• FENCED IN BACKYARD
• PATIO
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; 3 total parking spaces
• Security: Security system
• Utilities: Public water; Public sewer; Public power presumed
• Home design: 2-story home; Vinyl siding; Asphalt roof; Resale property
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: 40 x 99.9 lot dimensions; Public transportation nearby

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Basement with interior entry; Some electric appliances included; Security system
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.7% 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); 291 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $55k; list at $100k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.52% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.62%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (median comp): $174,941
• List price: $99,900
• Delta: -42.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 1.96×
• Total profit: $26,803
• Equity at exit: $14,895

10-year hold

• IRR: 33.1%
• Equity multiple: 4.74×
• Total profit: $104,545
• Equity at exit: $8,638

Cash invested: $27,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$524
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $550

Break-even live

Break-even rent $820

Max offer price $99,900

Occupancy floor 59%

Sensitivity live

Price	-10% $607	-5% $579	+0% $550	+5% $522	+10% $494
Rent	-10% $431	-5% $491	+0% $550	+5% $610	+10% $670
Rate	-1.0pp $601	-0.5pp $576	base $550	+0.5pp $525	+1.0pp $498

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	44d	1	0.45mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	44d	1	0.52mi
33 Westminster Ave Unit Lower Greensburg, PA	3.0	1.0	900	$900	$1.00	20d	1	0.63mi
33 Westminster Ave Unit Upper Greensburg, PA	2.0	1.0	981	$889	$0.91	15d	1	0.63mi
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	2d	1	0.63mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,825	$1.59	2d	6	0.72mi
103 E Pittsburgh St Apt 3E Greensburg, PA	2.0	1.0	1200	$1,275	$1.06	44d	1	0.88mi
57 Zeller St Greensburg, PA	3.0	1.5	1100	$1,850	$1.68	44d	1	0.96mi
449 College Ave Greensburg, PA	2.0	1.0	1000	$925	$0.93	2d	1	1.05mi
465 Willow Ave Greensburg, PA	3.0	1.0	1010	$1,600	$1.58	2d	1	1.05mi
529 Seneca Ct Greensburg, PA	2.0	1.5	1081	$1,400	$1.30	3d	1	1.34mi

Listing history 23 events

1. 2026-06-15
   status $99,900 Pending 31 DOM
2. 2026-06-15
   days on market $99,900 Contingent 31 DOM
3. 2026-06-13
   days on market $99,900 Contingent 29 DOM
4. 2026-06-13
   days on market $99,900 Contingent 28 DOM
5. 2026-06-09
   days on market $99,900 Contingent 25 DOM
6. 2026-06-08
   days on market $99,900 Contingent 24 DOM
7. 2026-06-07
   days on market $99,900 Contingent 23 DOM
8. 2026-06-03
   days on market $99,900 Contingent 19 DOM
9. 2026-06-02
   days on market $99,900 Contingent 18 DOM
10. 2026-06-01
    days on market $99,900 Contingent 17 DOM
11. 2026-05-31
    days on market $99,900 Contingent 16 DOM
12. 2026-05-13
    listed $99,900 Active 438-char remark
13. 2018-08-06
    soldstatus $55,000
14. 2018-07-20
    soldstatus $55,000 Sold 695-char remark

    Show marketing remark (695 chars)

    The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

15. 2018-06-11
    historical Contingent 695-char remark

    Show marketing remark (695 chars)

    The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

16. 2018-06-06
    price $59,900 695-char remark

    Show marketing remark (695 chars)

    The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

17. 2018-05-25
    status Active 695-char remark

    Show marketing remark (695 chars)

    The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

18. 2018-05-10
    historical Contingent 695-char remark

    Show marketing remark (695 chars)

    The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

19. 2017-06-20
    listed $79,900 Active 695-char remark

    Show marketing remark (695 chars)

    The Entry is protected by the spacious covered front porch of this home. A formal Living Room and Dining Room boast high ceilings and new carpeting. The Dining Room leads to a large Kitchen with stainless dishwasher, electric stove, refrigerator and a door leading to the side covered porch and rear patio with a fenced in yard. A full Bath completes the main level living area. The upper level has a Master Bedroom with 2 large closets, 2 additional Bedrooms all with new carpeting and a half Bath. Homes basement has been professionally sealed and house has some fresh paint on the outside porch. Greensburg Salem School District. Convenient Location to Route 30, Restaurants & Shopping.

20. 2010-02-18
    soldstatus $80,000
21. 2004-03-02
    soldstatus $50,500
22. 2004-02-28
    soldstatus $50,000

    Show marketing remark (107 chars)

    Excellent Starter w/ large rooms Close to hospital and shopping Kit stove could be gas- available kit floor

23. 2003-08-19
    listed $64,000

    Show marketing remark (107 chars)

    Excellent Starter w/ large rooms Close to hospital and shopping Kit stove could be gas- available kit floor

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,285 · $107/mo
• Expected delta: +$293/yr (+$24/mo · 29.6%)

ⓘ 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 · 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: $18,207
• − Mortgage interest: −$5,596
• − Property taxes: −$992
• − Insurance: −$500
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,906
• Taxable income: $5,301
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $5,334/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

+56.1% since first listed

14 events — show timeline

• 2026-06-15 Pending — West Penn MLS
• 2026-05-20 Contingent — West Penn MLS
• 2026-05-13 Listed $99,900 West Penn MLS
• 2018-08-06 Sold (Public Records) $55,000 Public Records
• 2018-07-20 Sold (MLS) $55,000 West Penn MLS
• 2018-06-11 Contingent — West Penn MLS
• 2018-06-06 Price Changed $59,900 West Penn MLS
• 2018-05-25 Relisted — West Penn MLS
• 2018-05-10 Contingent — West Penn MLS
• 2017-06-20 Listed $79,900 West Penn MLS
• 2010-02-18 Sold (Public Records) $80,000 Public Records
• 2004-03-02 Sold (Public Records) $50,500 Public Records
• 2004-02-28 Sold (MLS) $50,000 West Penn MLS
• 2003-08-19 Listed $64,000 West Penn MLS

Property tax history

+1.5%/yr

Latest (2026): $992 · +0.0% YoY. Source: county tax records.