12 Connor St · South Union, PA 15401

$89,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 61 Days on market

Built 1920 4,356 sqft lot $70/sqft · 52% below area

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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 +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks MLS

Unlock the potential at 12 Connor Street! This AS IS fixer upper is a solid opportunity for investors or contractors looking for their next project. With the right updates, this property offers excellent potential for resale or long term rental income. Situated in an established neighborhood, the location is a major advantage and is just minutes from major highways, providing easy access for commuters, and close to schools, parks, shopping, and dining. Bring your vision and transform this property into a profitable investment. Opportunities like this at an accessible price point don’t last long. Schedule your showing and explore the possibilities today!

Key facts

• Close to parks
• Close to schools
• Close to dining

Tags

• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS FOR COMMUTERS
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Laurel Highlands SD (suburban): math 29% / reading 49% proficiency, ranked #372 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fayette 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 + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.93% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.30%
• DSCR: 2.53
• GRM: 4.3

CMA / ARV

• ARV (median comp): $186,072
• List price: $89,000
• Delta: -52.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Mullan St	0.17mi	3/1.0	1,248 (-2%)	6mo	$116,000	$93	84
50 Vernon St	0.32mi	2/1.0 (-1)	1,300 (+2%)	3mo	$155,000	$119	75
94 Dixon Blvd	0.18mi	3/2.5	1,346 (+6%)	11mo	$183,000	$136	68
183 Carnation St	0.22mi	3/2.0	1,257 (-2%)	22mo	$165,000	$131	65
26 Wilmac St	0.15mi	2/1.5 (-1)	1,126 (-12%)	4mo	$125,000	$111	64
165 Dixon Blvd	0.04mi	3/2.0	1,100 (-14%)	14mo	$169,000	$154	59
62 Mullen St	0.13mi	3/1.0	1,462 (+15%)	17mo	$113,500	$78	56
35 Jeffries	0.43mi	4/1.5 (+1)	1,245 (-2%)	16mo	$205,000	$165	56
30 Wiggins Ln	0.55mi	3/2.0	1,384 (+8%)	7mo	$290,000	$210	50
17 Margaret St	0.43mi	2/2.0 (-1)	1,120 (-12%)	19mo	$239,000	$213	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 2.24×
• Total profit: $30,985
• Equity at exit: $13,270

10-year hold

• IRR: 37.1%
• Equity multiple: 4.43×
• Total profit: $85,572
• Equity at exit: $7,695

Cash invested: $24,920 (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 15401

• Home prices YoY: -3.8%
• Active inventory: 145
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,718 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $712

Break-even live

Break-even rent $816

Max offer price $89,000

Occupancy floor 54%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	43d	1	0.79mi
22 Locust St Uniontown, PA	2.0	1.0	1080	$720	$0.67	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $89,000 Active 61 DOM
2. 2026-06-17
   days on market $89,000 Active 60 DOM
3. 2026-06-16
   days on market $89,000 Active 59 DOM
4. 2026-06-15
   days on market $89,000 Active 58 DOM
5. 2026-06-13
   days on market $89,000 Active 56 DOM
6. 2026-06-12
   days on market $89,000 Active 55 DOM
7. 2026-06-09
   pricedays on market $89,000 Active 52 DOM
8. 2026-06-08
   days on market $99,000 Active 51 DOM
9. 2026-06-08
   days on market $99,000 Active 50 DOM
10. 2026-06-07
    days on market $99,000 Active 49 DOM
11. 2026-06-04
    days on market $99,000 Active 46 DOM
12. 2026-06-02
    days on market $99,000 Active 45 DOM
13. 2026-06-01
    days on market $99,000 Active 44 DOM
14. 2026-05-31
    days on market $99,000 Active 43 DOM
15. 2026-04-18
    listed $99,000 Active 669-char remark

    Show marketing remark (669 chars)

    Unlock the potential at 12 Connor Street! This AS IS fixer upper is a solid opportunity for investors or contractors looking for their next project. With the right updates, this property offers excellent potential for resale or long term rental income. Situated in an established neighborhood, the location is a major advantage and is just minutes from major highways, providing easy access for commuters, and close to schools, parks, shopping, and dining. Bring your vision and transform this property into a profitable investment. Opportunities like this at an accessible price point don’t last long. Schedule your showing and explore the possibilities today!

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,690 · $141/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,610
• − Mortgage interest: −$4,985
• − Property taxes: −$1,690
• − Insurance: −$445
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$2,589
• Taxable income: $7,604
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $6,722/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: Laurel Highlands SD
• NCES district ID: 4213320
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $41,099
• Composite: 32.74/100
• National rank: #5637
• State rank: #372 of 539 in PA

Livability — South Union

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Uniontown, PA
• Population (ZIP): 30,230

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 127,561 people
• By 2030: 123,206 · -3.4%
• By 2040: 113,232 · -11.2%
• By 2050: 103,468 · -18.9%
• By 2075: 83,185 · -34.8%
• By 2100: 62,384 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+37.9) · D 30.8% · R 68.7%
• 2008→2024 swing: -37.5pp toward R · 2008: -0.4pp · 2024: -37.9pp
• All cycles: 2024: R+37.9 2020: R+33.5 2016: R+31.0 2012: R+8.3 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.29%
• Current HPI: 210.1257
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-04-18 Listed $99,000 West Penn MLS

Property tax history

+3.5%/yr

Latest (2026): $1,690 · +0.0% YoY. Source: county tax records.