148 Troy Cir · Greensburg, PA 15601

$70,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 1 Days on market

Built 2000

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

Key facts

• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 16.4% vs local median 2.4% 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.
• 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); 296 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $15k; list at $70k implies a 367% gain — meaningful room to come down on a strong offer.

Recommended offer $70,000

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. 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?
3. 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.
4. 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.
5. 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: 2.01% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.99%
• DSCR: 2.60
• GRM: 4.1

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: 37.4%
• Equity multiple: 2.71×
• Total profit: $33,500
• Equity at exit: $10,437

10-year hold

• IRR: 46.5%
• Equity multiple: 6.66×
• Total profit: $111,010
• Equity at exit: $6,052

Cash invested: $19,600 (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: 296
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,406 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $588

Break-even live

Break-even rent $662

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $628	-5% $608	+0% $588	+5% $568	+10% $548
Rent	-10% $477	-5% $532	+0% $588	+5% $643	+10% $699
Rate	-1.0pp $623	-0.5pp $606	base $588	+0.5pp $570	+1.0pp $551

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-26
   listed $70,000 Active
2. 2019-09-10
   status Under Contract 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

3. 2019-09-10
   soldstatus $15,000 Sold 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

4. 2019-08-22
   historical Contingent 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

5. 2019-08-12
   price $19,900 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

6. 2019-08-12
   status Active 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

7. 2019-02-04
   historical Withdrawn 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

8. 2019-01-27
   price $24,900 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

9. 2018-12-12
   price $27,900 120-char remark

   Show marketing remark (120 chars)

   2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

10. 2018-10-05
    price $29,900 120-char remark

    Show marketing remark (120 chars)

    2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

11. 2018-09-07
    listed $34,900 Active 120-char remark

    Show marketing remark (120 chars)

    2001 Skyline 28x40 Mobile Home on Leased Cul De Sac Lot. Newer Air Conditioner, Electric Range and Plumbing. Sold As-Is.

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 · 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: $16,878
• − Mortgage interest: −$3,921
• − Property taxes: −$1,524
• − Insurance: −$350
• − Repairs & maintenance: −$1,350
• − Management: −$1,350
• − Depreciation: −$2,036
• Taxable income: $6,346
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $5,532/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 — 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

• 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

+100.6% since first listed

11 events — show timeline

• 2026-05-26 Listed $70,000 FSBO.com
• 2019-09-10 Pending — West Penn MLS
• 2019-09-10 Sold (MLS) $15,000 West Penn MLS
• 2019-08-22 Contingent — West Penn MLS
• 2019-08-12 Price Changed $19,900 West Penn MLS
• 2019-08-12 Relisted — West Penn MLS
• 2019-02-04 Delisted — West Penn MLS
• 2019-01-27 Price Changed $24,900 West Penn MLS
• 2018-12-12 Price Changed $27,900 West Penn MLS
• 2018-10-05 Price Changed $29,900 West Penn MLS
• 2018-09-07 Listed $34,900 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $1,524 · +2.4% YoY. Source: county tax records.