215 Greene St · Westmont, PA 15905

$235,000

5 bd · 2.0 ba · 2,970 sqft · MultiFamily · 55 Days on market

Built 1906 7,841 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Livability +4.1/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This 5-bedroom home in Old Westmont is full of character and charm, starting with its inviting curb appeal. The sunroom is filled with natural light and features a stunning stone wood-burning fireplace--perfect for relaxing year-round. In the living room, a gas fireplace with beautiful tile inlays creates a warm and elegant focal point. The updated kitchen offers ample space for cooking and gathering, while the first floor provides added convenience with a bedroom, full bath, and laundry. Upstairs, the oversized primary bedroom includes a changing area and walk-in closet, offering both comfort and functionality. A walk-up attic presents endless possibilities--whether for storage, expansion, or creative use. Step outside to enjoy a spacious deck overlooking a flat backyard, ideal for entertaining or everyday enjoyment. The detached two-car garage includes a generous loft space, perfect for storage, a workshop, or even a studio. Additional off-street parking adds even more convenience. Come experience the warmth, character, and versatility this wonderful home has to offer.

Key facts

• Gas fireplace
• Sunroom
• Updated kitchen

Tags

• SUNROOM
• STONE WOOD-BURNING FIREPLACE
• GAS FIREPLACE
• UPDATED KITCHEN
• FIRST FLOOR
• OVERSIZED PRIMARY BEDROOM

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Off-street parking; 2-car garage
• Utilities: Public water; Public sewer; Sewer available; Cable available
• Home design: Single-family residence; Two stories
• Construction: Shake siding; Shingle roof; Built as a residential single-family structure
• Exterior features: Deck; Rectangular lot; Public maintained road frontage on a city street; Residential zoning

Interior

• Kitchen: Dishwasher; Microwave; Range/Oven; Refrigerator
• Bedrooms: Primary bedroom located on the main level
• Flooring: Hardwood; Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (natural gas); Multi-unit cooling
• Interior features: Eat-in kitchen; Entrance foyer; Walk-in closet(s); High-speed internet; Primary bedroom on main level; Full, unfinished basement; Main-level laundry
• Laundry & utility: Washer; Dryer; Laundry on main level; Basement utility space (full, unfinished)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#144 in PA, #1,167 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F.
• Westmont Hilltop SD (suburban): math 39% / reading 51% proficiency, ranked #252 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $200k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1906 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.89%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-14,009
• Equity at exit: $35,039

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $18,785
• Equity at exit: $20,319

Cash invested: $65,800 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 23.5×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $378

Break-even live

Break-even rent $1,971

Max offer price $235,000

Occupancy floor 80%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,668
1× unit	1	1	$780
Total (3 units)			$2,449

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   status $235,000 Pending 55 DOM
2. 2026-06-18
   days on market $235,000 Active Under Contract 55 DOM
3. 2026-06-17
   days on market $235,000 Active Under Contract 54 DOM
4. 2026-06-16
   days on market $235,000 Active Under Contract 53 DOM
5. 2026-06-15
   days on market $235,000 Active Under Contract 52 DOM
6. 2026-06-14
   days on market $235,000 Active Under Contract 50 DOM
7. 2026-06-12
   days on market $235,000 Active Under Contract 49 DOM
8. 2026-06-09
   days on market $235,000 Active Under Contract 46 DOM
9. 2026-06-08
   days on market $235,000 Active Under Contract 45 DOM
10. 2026-06-07
    days on market $235,000 Active Under Contract 44 DOM
11. 2026-06-05
    days on market $235,000 Active Under Contract 41 DOM
12. 2026-06-03
    days on market $235,000 Active Under Contract 40 DOM
13. 2026-06-02
    days on market $235,000 Active Under Contract 39 DOM
14. 2026-06-01
    days on market $235,000 Active Under Contract 38 DOM
15. 2026-05-31
    days on market $235,000 Active Under Contract 37 DOM
16. 2026-05-30
    days on market $235,000 Active Under Contract 36 DOM
17. 2026-04-30
    status Pending 1087-char remark

    Show marketing remark (1087 chars)

    This 5-bedroom home in Old Westmont is full of character and charm, starting with its inviting curb appeal. The sunroom is filled with natural light and features a stunning stone wood-burning fireplace--perfect for relaxing year-round. In the living room, a gas fireplace with beautiful tile inlays creates a warm and elegant focal point. The updated kitchen offers ample space for cooking and gathering, while the first floor provides added convenience with a bedroom, full bath, and laundry. Upstairs, the oversized primary bedroom includes a changing area and walk-in closet, offering both comfort and functionality. A walk-up attic presents endless possibilities--whether for storage, expansion, or creative use. Step outside to enjoy a spacious deck overlooking a flat backyard, ideal for entertaining or everyday enjoyment. The detached two-car garage includes a generous loft space, perfect for storage, a workshop, or even a studio. Additional off-street parking adds even more convenience. Come experience the warmth, character, and versatility this wonderful home has to offer.

18. 2026-04-30
    historical Active Under Contract

    Show marketing remark (1087 chars)

    This 5-bedroom home in Old Westmont is full of character and charm, starting with its inviting curb appeal. The sunroom is filled with natural light and features a stunning stone wood-burning fireplace--perfect for relaxing year-round. In the living room, a gas fireplace with beautiful tile inlays creates a warm and elegant focal point. The updated kitchen offers ample space for cooking and gathering, while the first floor provides added convenience with a bedroom, full bath, and laundry. Upstairs, the oversized primary bedroom includes a changing area and walk-in closet, offering both comfort and functionality. A walk-up attic presents endless possibilities--whether for storage, expansion, or creative use. Step outside to enjoy a spacious deck overlooking a flat backyard, ideal for entertaining or everyday enjoyment. The detached two-car garage includes a generous loft space, perfect for storage, a workshop, or even a studio. Additional off-street parking adds even more convenience. Come experience the warmth, character, and versatility this wonderful home has to offer.

19. 2026-04-24
    listed $235,000 Active
20. 2026-04-23
    listed $235,000 Active 1087-char remark

    Show marketing remark (1087 chars)

    This 5-bedroom home in Old Westmont is full of character and charm, starting with its inviting curb appeal. The sunroom is filled with natural light and features a stunning stone wood-burning fireplace--perfect for relaxing year-round. In the living room, a gas fireplace with beautiful tile inlays creates a warm and elegant focal point. The updated kitchen offers ample space for cooking and gathering, while the first floor provides added convenience with a bedroom, full bath, and laundry. Upstairs, the oversized primary bedroom includes a changing area and walk-in closet, offering both comfort and functionality. A walk-up attic presents endless possibilities--whether for storage, expansion, or creative use. Step outside to enjoy a spacious deck overlooking a flat backyard, ideal for entertaining or everyday enjoyment. The detached two-car garage includes a generous loft space, perfect for storage, a workshop, or even a studio. Additional off-street parking adds even more convenience. Come experience the warmth, character, and versatility this wonderful home has to offer.

21. 2023-04-06
    soldstatus $200,000 Closed 727-char remark

    Show marketing remark (727 chars)

    Look no further than this 5 bedroom 2 full bath home. The living room is spacious with oak floors and a gas brick fireplace. The relaxing den has a large stone fireplace with plenty of natural sunlight from the many windows. The kitchen is updated with quartz countertops and all stainless steel appliances. Conveniently located on the main floor are 2 bedrooms, full bath and laundry room. The second floor boasts a master bedroom with a large changing room and a walk-in closet. The attic has plenty of additional space if needed. Oversized 2 car garage with a usable loft. Entertain on the rear deck. Close to Stackhouse Park and the Westmont Mound. Plenty of off street parking. Must see. Call for your personal tour today!

22. 2023-02-28
    status Pending 727-char remark

    Show marketing remark (727 chars)

    Look no further than this 5 bedroom 2 full bath home. The living room is spacious with oak floors and a gas brick fireplace. The relaxing den has a large stone fireplace with plenty of natural sunlight from the many windows. The kitchen is updated with quartz countertops and all stainless steel appliances. Conveniently located on the main floor are 2 bedrooms, full bath and laundry room. The second floor boasts a master bedroom with a large changing room and a walk-in closet. The attic has plenty of additional space if needed. Oversized 2 car garage with a usable loft. Entertain on the rear deck. Close to Stackhouse Park and the Westmont Mound. Plenty of off street parking. Must see. Call for your personal tour today!

23. 2023-02-24
    listed $195,000 Active 727-char remark

    Show marketing remark (727 chars)

    Look no further than this 5 bedroom 2 full bath home. The living room is spacious with oak floors and a gas brick fireplace. The relaxing den has a large stone fireplace with plenty of natural sunlight from the many windows. The kitchen is updated with quartz countertops and all stainless steel appliances. Conveniently located on the main floor are 2 bedrooms, full bath and laundry room. The second floor boasts a master bedroom with a large changing room and a walk-in closet. The attic has plenty of additional space if needed. Oversized 2 car garage with a usable loft. Entertain on the rear deck. Close to Stackhouse Park and the Westmont Mound. Plenty of off street parking. Must see. Call for your personal tour today!

24. 2019-04-29
    soldstatus $138,000
25. 2019-04-24
    soldstatus $138,000
26. 2018-06-27
    listed $143,000
27. 1987-08-01
    soldstatus $49,000
28. 1985-08-01
    soldstatus $43,500

ⓘ 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: $2,717 · $226/mo
• Projected year-2 tax: $3,215 · $268/mo
• Expected delta: +$498/yr (+$41/mo · 18.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,388
• − Mortgage interest: −$13,164
• − Property taxes: −$2,717
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$6,836
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $4,346/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: Westmont Hilltop SD
• NCES district ID: 4226130
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 51% ▼ -15.00%
• Median HH income: $59,325
• Composite: 39.49/100
• National rank: #3955
• State rank: #252 of 539 in PA

Livability — Westmont

• Score: 82/100
• State rank: #144
• US rank: #1167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westmont, PA
• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.18%
• Current HPI: 142.5218
• Rent YoY: —
• Metro: Johnstown, 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

+440.2% since first listed

12 events — show timeline

• 2026-04-30 Pending — AHARMLS
• 2026-04-30 Contingent — CSMLS
• 2026-04-24 Listed $235,000 CSMLS
• 2026-04-23 Listed $235,000 AHARMLS
• 2023-04-06 Sold (MLS) $200,000 CSMLS
• 2023-02-28 Pending — CSMLS
• 2023-02-24 Listed $195,000 CSMLS
• 2019-04-29 Sold (Public Records) $138,000 Public Records
• 2019-04-24 Sold (MLS) $138,000 CSMLS
• 2018-06-27 Listed $143,000 CSMLS
• 1987-08-01 Sold (Public Records) $49,000 Public Records
• 1985-08-01 Sold (Public Records) $43,500 Public Records

Property tax history

+0.4%/yr

Latest (2026): $2,717 · +0.0% YoY. Source: county tax records.