235 Jefferson Ave · North Union, PA 15472

$55,000

3 bd · 1.0 ba · 1,024 sqft · MultiFamily public records · 14 Days on market

Built 1903 3,920 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Move-in ready half duplex offering 2 bedrooms and 1 full bath with numerous updates throughout. This well-maintained home features a bright and spacious living room, an updated eat-in kitchen with attractive wood cabinetry, modern backsplash, and ample counter space. Enjoy the comfort of new windows that provide abundant natural light and improved energy efficiency. Fresh neutral paint, updated flooring, recessed lighting, and new carpeting create a clean, modern feel throughout the home. The property also offers a full basement for storage, utility space, and future possibilities. Outside, you'll find a large yard with plenty of room for outdoor activities, plus convenient off-street parki

Key facts

• Move-in ready
• Large yard
• Full basement

Tags

• MOVE-IN READY
• UPDATED EAT-IN KITCHEN
• NEW WINDOWS
• FULL BASEMENT
• LARGE YARD
• OFF-STREET PARKING

Property features AI

Exterior

• Home design: 2-story property; Asphalt roof
• Construction: Built on standard foundation
• Exterior features: Public transportation nearby

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Resale condition

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($774 rent vs $55k).

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: 2 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $7k; list at $55k implies a 653% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1903 — 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. 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 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: 1.41% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.1%
• Equity multiple: 2.48×
• Total profit: $22,768
• Equity at exit: $24,730

10-year hold

• IRR: 26.8%
• Equity multiple: 4.79×
• Total profit: $58,433
• 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 15472

• Active inventory: 2
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $774 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $253

Break-even live

Break-even rent $453

Max offer price $55,000

Occupancy floor 62%

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: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 E Kerr St Unit B Uniontown, PA	3.0	1.0	1248	$800	$0.64	43d	1	0.63mi
203 Pittsburgh St Uniontown, PA	2.0	1.0	840	$700	$0.83	43d	1	0.92mi
22 Locust St Uniontown, PA	2.0	1.0	1080	$720	$0.67	43d	1	1.04mi
16 Trader St Uniontown, PA	2.0	2.0	1158	$875	$0.76	43d	1	1.08mi

Listing history 11 events

1. 2026-06-18
   days on market $55,000 Active 14 DOM
2. 2026-06-17
   days on market $55,000 Active 13 DOM
3. 2026-06-16
   days on market $55,000 Active 12 DOM
4. 2026-06-15
   days on market $55,000 Active 11 DOM
5. 2026-06-13
   days on market $55,000 Active 9 DOM
6. 2026-06-12
   days on market $55,000 Active 8 DOM
7. 2026-06-09
   days on market $55,000 Active 5 DOM
8. 2026-06-08
   days on market $55,000 Active 4 DOM
9. 2026-06-08
   days on market $55,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $55,000 Active 2 DOM

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$154/yr (+$13/mo · 27.4%)

ⓘ 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 · 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: $9,290
• − Mortgage interest: −$3,081
• − Property taxes: −$561
• − Insurance: −$275
• − Repairs & maintenance: −$743
• − Management: −$743
• − Depreciation: −$1,600
• Taxable income: $2,287
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,493/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 — North Union

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

Census & demographics

• Census place: Oliver, PA
• Population (ZIP): 106

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 26%

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

+653.4% since first listed

2 events — show timeline

• 2026-06-03 Listed $55,000 West Penn MLS
• 2020-03-05 Sold (Public Records) $7,300 Public Records

Property tax history

+3.7%/yr

Latest (2026): $561 · +0.0% YoY. Source: county tax records.