344 New Salem Rd · South Uniontown, PA 15401

$55,000

3 bd · 1.0 ba · 2,043 sqft · SingleFamily public records · 10 Days on market

Built 1920 1.00 ac lot $27/sqft · 81% 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
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks MLS

Old style farmhouse with 2 bed and 2 bathrooms. Old country feel with updated bathrooms. Large 1 acre lot within minutes of the downtown Uniontown.

Key facts

• Off street parking
• Plenty of storage
• Walk up attic

Tags

• WRAP AROUND FRONT PORCH
• OFF STREET PARKING
• PLENTY OF STORAGE
• WALK UP ATTIC

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water
• Home design: 2-story residence; Resale property
• Exterior features: Lot dimensions approximately 210 x 216 x 210 x 216

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: At least one bedroom on the upper level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Has unfinished basement with interior entry; Total of 6 rooms
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $619 ($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 79/100 on livability (#252 in PA, #2,209 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Uniontown Area SD (suburban): math 27% / reading 49% proficiency, ranked #392 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.46% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.23%
• DSCR: 3.15
• GRM: 3.4

CMA / ARV

• ARV (median comp): $285,872
• List price: $55,000
• Delta: -80.76%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
279 Linda Ave	0.29mi	4/3.0 (+1)	2,212 (+8%)	5mo	$210,000	$95	56

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: 45.8%
• Equity multiple: 2.99×
• Total profit: $30,570
• Equity at exit: $8,201

10-year hold

• IRR: 51.6%
• Equity multiple: 6.04×
• Total profit: $77,638
• Equity at exit: $4,755

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 15401

• Home prices YoY: -3.8%
• Active inventory: 145
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,355 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $619

Break-even live

Break-even rent $571

Max offer price $55,000

Occupancy floor 49%

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 7 events

1. 2026-05-12
   listed $55,000 Active 184-char remark
2. 2024-08-06
   historical Expired
3. 2024-04-04
   listed $85,000 Active
4. 2022-05-05
   soldstatus $115,000
5. 2017-07-31
   soldstatus $43,000

   Show marketing remark (147 chars)

   Old style farmhouse with 2 bed and 2 bathrooms. Old country feel with updated bathrooms. Large 1 acre lot within minutes of the downtown Uniontown.

6. 2017-06-21
   listed $54,900

   Show marketing remark (147 chars)

   Old style farmhouse with 2 bed and 2 bathrooms. Old country feel with updated bathrooms. Large 1 acre lot within minutes of the downtown Uniontown.

7. 2016-06-19
   listed $54,900

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $16,258
• − Mortgage interest: −$3,081
• − Property taxes: −$1,681
• − Insurance: −$275
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,600
• Taxable income: $7,020
• Est. tax owed @ 24.0%: −$1,685
• After-tax cash flow: $5,742/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: Uniontown Area SD
• NCES district ID: 4224150
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $36,744
• Composite: 31.48/100
• National rank: #5977
• State rank: #392 of 539 in PA

Livability — South Uniontown

• Score: 79/100
• State rank: #252
• US rank: #2209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+0.2% since first listed

8 events — show timeline

• 2026-05-22 Pending — West Penn MLS
• 2026-05-12 Listed $55,000 West Penn MLS
• 2024-08-06 Delisted — West Penn MLS
• 2024-04-04 Listed $85,000 West Penn MLS
• 2022-05-05 Sold (Public Records) $115,000 Public Records
• 2017-07-31 Sold (MLS) $43,000 West Penn MLS
• 2017-06-21 Listed $54,900 West Penn MLS
• 2016-06-19 Listed $54,900 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $1,681 · +3.4% YoY. Source: county tax records.