117 Uniontown St · Greensboro, PA 15460

$55,000

3 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 4 Days on market

Built 1912 7,405 sqft lot $38/sqft · 57% 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
• Appreciation +5.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 3-bedroom, 1.5-bath home offering great potential and classic charm. The main level features a large living area and an eat-in kitchen with wooden cabinetry and plenty of storage. Upstairs, you’ll find three comfortable bedrooms and a full bath. Enjoy relaxing on the covered front porch, plus the convenience of an attached one-car garage and additional storage space in the basement. Situated on a nice lot with room to enjoy the outdoors. A solid home with plenty of opportunity to make it your own!

Key facts

• Covered front porch
• Large living area
• Attached garage

Tags

• LARGE LIVING AREA
• EAT-IN KITCHEN
• WOODEN CABINETRY
• COVERED FRONT PORCH
• ATTACHED GARAGE
• ADDITIONAL STORAGE SPACE

Property features AI

Exterior

• Parking: Attached garage; Off-street parking
• Utilities: Public water; Septic tank
• Home design: Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Basement with walk-out access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 59/100 on livability (#1,529 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D+, crime D+, amenities F.
• Albert Gallatin Area SD (rural): math 26% / reading 46% proficiency, ranked #419 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $35k; list at $55k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.22% ✓
• Cap rate: 19.07%
• Cash-on-cash: 45.62%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $128,492
• List price: $55,000
• Delta: -57.20%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.9%
• Equity multiple: 3.85×
• Total profit: $43,936
• Equity at exit: $24,730

10-year hold

• IRR: 50.6%
• Equity multiple: 7.76×
• Total profit: $104,179
• Equity at exit: $38,112

Cash invested: $15,400 (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 15460

• Active inventory: 1
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$69 /mo · $827/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $586

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 4 DOM
2. 2026-06-18
   days on market $55,000 Active 3 DOM
3. 2026-06-17
   days on market $55,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $55,000 Active 1 DOM
5. 2026-06-15
   days on market $55,000 Active 61 DOM
6. 2026-06-14
   days on market $55,000 Active 59 DOM
7. 2026-06-13
   days on market $55,000 Active 58 DOM
8. 2026-06-10
   days on market $55,000 Active 56 DOM
9. 2026-06-09
   days on market $55,000 Active 55 DOM
10. 2026-06-08
    days on market $55,000 Active 54 DOM
11. 2026-06-07
    pricedays on market $55,000 Active 53 DOM
12. 2026-06-02
    days on market $57,000 Active 48 DOM
13. 2026-06-01
    days on market $57,000 Active 47 DOM
14. 2026-05-31
    days on market $57,000 Active 46 DOM
15. 2026-05-30
    days on market $57,000 Active 45 DOM
16. 2026-05-13
    price $60,000 517-char remark
17. 2026-04-14
    listed $65,000 Active 517-char remark
18. 1997-06-30
    soldstatus $35,000

ⓘ 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: $827 · $69/mo
• Projected year-2 tax: $848 · $71/mo
• Expected delta: +$21/yr (+$2/mo · 2.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 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: $14,670
• − Mortgage interest: −$3,081
• − Property taxes: −$827
• − Insurance: −$275
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$1,600
• Taxable income: $6,540
• Est. tax owed @ 24.0%: −$1,570
• After-tax cash flow: $5,457/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: Albert Gallatin Area SD
• NCES district ID: 4202100
• Math proficiency: 26% ▼ -15.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $36,456
• Composite: 29.8/100
• National rank: #6422
• State rank: #419 of 539 in PA

Livability — Greensboro

• Score: 59/100
• State rank: #1529
• US rank: #20006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 94

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 28% Romanian 2%
• Foreign-born: 3%
• Languages at home: 88% English-only · German/W. Germanic 12%

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: —
• Current HPI: —
• 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

+57.1% since first listed

6 events — show timeline

• 2026-06-15 Listed $55,000 West Penn MLS
• 2026-06-03 Price Changed $55,000 West Penn MLS
• 2026-05-27 Price Changed $57,000 West Penn MLS
• 2026-05-13 Price Changed $60,000 West Penn MLS
• 2026-04-14 Listed $65,000 West Penn MLS
• 1997-06-30 Sold (Public Records) $35,000 Public Records

Property tax history

+3.1%/yr

Latest (2026): $827 · +0.0% YoY. Source: county tax records.