800 Sidney St · Southwest Greensburg, PA 15601

$99,900

None bd · None ba · — sqft · MultiFamily · 56 Days on market

Built 1952 Poor condition 0.50 ac lot

---

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
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Entire Mobile Home Park for sale in Greensburg PA. .. .. 8-10 Pads lot rent is $295 and Brick Building (great for a duplex) the Brick building needs work (roof repair and finish construction) . .. .college area. Great for BIG rental income. The 5 existing mobile homes can be purchased SEPARATELY but the seller does not own them. Located next to residential homes and commercial buildings. Three mobile homes are rented now with others vacant. Just 45 minutes south east of down town Pittsburgh.

Key facts

• Brick building
• Big rental income
• 0.5 acre lot

Tags

• BRICK BUILDING
• BIG RENTAL INCOME
• THREE MOBILE HOMES RENTED

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Electricity available; Natural gas available; Public sewer available; Public water available
• Home design: Brick construction; Zoned R-2
• Construction: Brick exterior
• Exterior features: Off-street parking

Interior

• Interior features: Four-unit building

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $534/mo.
• 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.

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 34% of the median local income ($79k/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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.23% ✓
• Cap rate: 19.11%
• Cash-on-cash: 45.79%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (median comp): $333,076
• List price: $99,900
• Delta: -70.01%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Green St	0.10mi	3/3.0	—	2mo	$100,000	—	82
814 Green St	0.10mi	5/2.0	—	13mo	$195,000	—	72
608 Mount Pleasant St	0.30mi	4/2.0	—	4mo	$71,350	—	70
504 Alexander St	0.29mi	5/3.0	—	7mo	$205,000	—	68
434-436 Euclid Ave	0.40mi	4/2.0	—	2mo	$148,000	—	67
630 Mount Pleasant Rd	0.35mi	12/9.5	—	6mo	$360,000	—	66
523 Sidney St	0.32mi	4/2.0	—	14mo	$115,000	—	61
212 W 2nd St	0.58mi	5/3.0	—	7mo	$150,000	—	54
550-552 Grove St	0.52mi	2/2.0	—	14mo	$90,000	—	52
447 / 449 West Pittsburgh St	0.73mi	6/4.0	—	4mo	$220,000	—	50
203 Spring	0.73mi	6/2.0	—	7mo	$111,000	—	48
404-402 Sells Ln	0.74mi	4/2.0	—	14mo	$172,000	—	41

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 · 7.95% rent growth · sell at horizon

5-year hold

• IRR: 48.5%
• Equity multiple: 3.27×
• Total profit: $63,462
• Equity at exit: $14,895

10-year hold

• IRR: 56.2%
• Equity multiple: 8.00×
• Total profit: $195,835
• 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: 7.5×

Monthly cashflow live

• Estimated rent: $2,225 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,067

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 47%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,224
Total (2 units)			$2,225

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Green St Unit 2 Greensburg, PA	2.0	1.0	—	$950	—	2d	1	0.10mi
538 Alexander Ave Unit 2 Greensburg, PA	2.0	1.0	—	$1,200	—	21d	1	0.23mi
826-830 Dornin St Unit E-05 Greensburg, PA	1.0	1.0	575	$725	$1.26	2d	1	0.31mi
826 Dornin St Greensburg, PA	1.0	1.0	575	$725	$1.26	2d	1	0.32mi
505 Westminster Ave Greensburg, PA	3.0	2.0	1265	$1,500	$1.19	44d	1	0.37mi
438 Westminster Ave Unit 1 Greensburg, PA	2.0	1.0	—	$1,400	—	15d	1	0.39mi
439 Westminster Ave Unit 1 Greensburg, PA	2.0	1.0	800	$978	$1.22	17d	1	0.39mi
547 Turney St Apt 2 Greensburg, PA	2.0	1.0	—	$1,050	—	2d	1	0.42mi
102 Alderwood Dr Greensburg, PA	3.0	2.5	1392	$2,550	$1.83	2d	1	0.53mi
321 S Main St Greensburg, PA	1.0	1.0	750	$750	$1.00	24d	1	0.55mi
218 Alexander Ave Unit 3 Greensburg, PA	1.0	1.0	600	$875	$1.46	17d	1	0.56mi
503 Tremont Ave Greensburg, PA	2.0	1.0	—	$950	—	2d	1	0.56mi
465 Willow Ave Greensburg, PA	3.0	1.0	1010	$1,600	$1.58	2d	1	0.62mi
136 S Spring Ave Unit 136 Greensburg, PA	3.0	1.0	—	$1,200	—	2d	1	0.63mi
136 S Spring Ave Greensburg, PA	3.0	1.0	—	$1,425	—	2d	1	0.63mi
128 S Spring Ave Greensburg, PA	2.0	1.0	—	$1,000	—	2d	1	0.64mi
133 Oakland Ave Unit CARRIAGE HOUSE Greensburg, PA	2.0	1.0	1075	$1,250	$1.16	44d	1	0.64mi
17-19 W 2nd St Unit 202A Greensburg, PA	1.0	1.0	—	$775	—	17d	1	0.65mi
17-19 W 2nd St Greensburg, PA	2.0	2.0	—	$760	—	44d	1	0.65mi
809 Carbon Rd Greensburg, PA	2.0	1.0	—	$1,500	—	17d	1	0.69mi
420 Walnut ST Greensburg, PA	2.0	1.0	—	$1,100	—	44d	1	0.73mi
100 Brooklane Dr Greensburg, PA	2.0	1.0	—	$1,150	—	2d	1	0.74mi
103 E Pittsburgh St Apt 3E Greensburg, PA	2.0	1.0	1200	$1,275	$1.06	44d	1	0.77mi
13 N Maple Ave Unit 202 Greensburg, PA	3.0	1.0	—	$1,100	—	44d	1	0.77mi
33 Westminster Ave Unit Lower Greensburg, PA	3.0	1.0	900	$900	$1.00	20d	1	0.77mi
33 Westminster Ave Unit Upper Greensburg, PA	2.0	1.0	981	$889	$0.91	15d	1	0.77mi
112 College Ave Greensburg, PA	2.0–3.0	2.0	1150	$1,550	$1.35	2d	6	0.80mi
31 E Otterman St Greensburg, PA	1.0	1.0	—	$900	—	44d	1	0.83mi
137 Harrison Ave Greensburg, PA	1.0	1.0	—	$350	—	24d	1	0.83mi
137 Harrison Ave Unit 101 Greensburg, PA	1.0	1.0	—	$350	—	44d	1	0.83mi
315 W Otterman St Fl Apartment Greensburg, PA	2.0	1.0	750	$900	$1.20	24d	1	0.85mi
742 Lemington St Greensburg, PA	2.0	1.0	634	$1,275	$2.01	2d	1	1.03mi
348 N Pennsylvania Ave Unit B Greensburg, PA	1.0	1.0	—	$795	—	24d	1	1.07mi
348 N Pennsylvania Ave Unit A Greensburg, PA	2.0	1.0	—	$1,150	—	24d	1	1.07mi
529 Seneca Ct Greensburg, PA	2.0	1.5	1081	$1,400	$1.30	3d	1	1.10mi
5 Grant St Unit 4 (1B) Greensburg, PA	2.0	1.0	—	$950	—	24d	1	1.13mi
408 N Main St Greensburg, PA	2.0	1.0	—	$975	—	21d	1	1.14mi
321 Culbertson Ave Unit G1 Greensburg, PA	1.0	1.0	—	$725	—	44d	1	1.15mi
449 College Ave Greensburg, PA	2.0	1.0	1000	$925	$0.93	2d	1	1.20mi
220 Humphrey Rd Greensburg, PA	3.0	1.0	1287	$1,250	$0.97	15d	1	1.24mi

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 56 DOM
2. 2026-06-17
   days on market $99,900 Active 55 DOM
3. 2026-06-16
   days on market $99,900 Active 54 DOM
4. 2026-06-15
   days on market $99,900 Active 53 DOM
5. 2026-06-13
   days on market $99,900 Active 51 DOM
6. 2026-06-13
   days on market $99,900 Active 50 DOM
7. 2026-06-09
   days on market $99,900 Active 47 DOM
8. 2026-06-08
   days on market $99,900 Active 46 DOM
9. 2026-06-07
   days on market $99,900 Active 45 DOM
10. 2026-06-03
    days on market $99,900 Active 41 DOM
11. 2026-06-02
    days on market $99,900 Active 40 DOM
12. 2026-06-01
    days on market $99,900 Active 39 DOM
13. 2026-05-31
    days on market $99,900 Active 38 DOM
14. 2026-04-23
    historical Expired 499-char remark

    Show marketing remark (499 chars)

    Entire Mobile Home Park for sale in Greensburg PA. .. .. 8-10 Pads lot rent is $295 and Brick Building (great for a duplex) the Brick building needs work (roof repair and finish construction) . .. .college area. Great for BIG rental income. The 5 existing mobile homes can be purchased SEPARATELY but the seller does not own them. Located next to residential homes and commercial buildings. Three mobile homes are rented now with others vacant. Just 45 minutes south east of down town Pittsburgh.

15. 2026-04-23
    listed $99,900 Active 499-char remark

    Show marketing remark (499 chars)

    Entire Mobile Home Park for sale in Greensburg PA. .. .. 8-10 Pads lot rent is $295 and Brick Building (great for a duplex) the Brick building needs work (roof repair and finish construction) . .. .college area. Great for BIG rental income. The 5 existing mobile homes can be purchased SEPARATELY but the seller does not own them. Located next to residential homes and commercial buildings. Three mobile homes are rented now with others vacant. Just 45 minutes south east of down town Pittsburgh.

16. 2026-04-02
    listed $99,900 Active 499-char remark

    Show marketing remark (499 chars)

    Entire Mobile Home Park for sale in Greensburg PA. .. .. 8-10 Pads lot rent is $295 and Brick Building (great for a duplex) the Brick building needs work (roof repair and finish construction) . .. .college area. Great for BIG rental income. The 5 existing mobile homes can be purchased SEPARATELY but the seller does not own them. Located next to residential homes and commercial buildings. Three mobile homes are rented now with others vacant. Just 45 minutes south east of down town Pittsburgh.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,700
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$2,906
• Taxable income: $11,928
• Est. tax owed @ 24.0%: −$2,863
• After-tax cash flow: $9,946/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This mobile home park requires extensive repairs and updates to improve its condition and increase its value for resale or rental.

Repairs flagged

• Major roof — Missing shingles and potential water damage
• Major exterior siding — Weathered and peeling
• Major flooring — Exposed subflooring and uneven surfaces
• Major interior walls/paint — Paint peeling and general wear

Value-add opportunities

• Both New roof — Critical to prevent water damage and improve curb appeal
• Both New siding — Enhances curb appeal and protects the structure
• Both New flooring — Improves living conditions and adds value
• Both Interior wall repairs and painting — Enhances interior appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Missing shingles and potential water damage	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
flooring · Exposed subflooring and uneven surfaces	Major	$15,000–50,000
interior walls/paint · Paint peeling and general wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — Critical to prevent water damage and improve curb appeal ↑
• Both New siding — Enhances curb appeal and protects the structure ↑
• Both New flooring — Improves living conditions and adds value ↑
• Both Interior wall repairs and painting — Enhances interior appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Listed $99,900 West Penn MLS
• 2026-04-23 Delisted — West Penn MLS
• 2026-04-02 Listed $99,900 West Penn MLS