149 Coolspring St · Uniontown, PA 15401

$12,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 235 Days on market

Built 1910 4,356 sqft lot ↓ 58% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• 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

INVESTOR OPPORTUNITY! This 3-bedroom home will make a great rental or flip. Good bones and situated on a level lot within walking distance to downtown Uniontown.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1910

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Two-story frame home; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Lot roughly 33 x 129

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two upstairs bedrooms; One upstairs third bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Entry/foyer; Living room; Dining room; Full basement

🏷️ Possibly a rental listed for sale. The $12,000 price doesn't fit this home's estimated sale value (~$150,696) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $12k).
• Recommended offer: $11k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#750 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities D+, crime 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: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $2k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $10,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Crime grade is F 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 7.75% ✓
• Cap rate: 71.51%
• Cash-on-cash: 232.92%
• DSCR: 11.36
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $150,696
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Feathers Ave	0.43mi	3/1.0	1,228 (-5%)	3mo	$15,000	$12	70
156 Park Ave	0.39mi	2/2.0 (-1)	1,384 (+8%)	4mo	$195,000	$141	57
15 Reppert Blvd	0.45mi	3/1.0	1,440 (+12%)	6mo	$159,500	$111	54
22 Sylvanus Ave	0.40mi	2/1.5 (-1)	1,148 (-11%)	6mo	$179,900	$157	51
50 Reppert Blvd	0.51mi	3/2.5	1,344 (+4%)	16mo	$156,900	$117	50
26 Jane St	0.44mi	3/1.5	1,456 (+13%)	24mo	$165,000	$113	36

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: —
• Equity multiple: 12.79×
• Total profit: $39,607
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 27.20×
• Total profit: $88,033
• Equity at exit: $1,038

Cash invested: $3,360 (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: 147
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $931 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $652

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 25%

Sensitivity live

Price	-10% $660	-5% $656	+0% $652	+5% $648	+10% $644
Rent	-10% $579	-5% $615	+0% $652	+5% $689	+10% $726
Rate	-1.0pp $658	-0.5pp $655	base $652	+0.5pp $649	+1.0pp $646

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Trader St Uniontown, PA	2.0	2.0	1158	$875	$0.76	45d	1	0.30mi
22 Locust St Uniontown, PA	2.0	1.0	1080	$720	$0.67	45d	1	0.64mi
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	45d	1	0.79mi
27 E Kerr St Unit B Uniontown, PA	3.0	1.0	1248	$800	$0.64	45d	1	0.85mi

Listing history 43 events

1. 2026-06-21
   days on market $12,000 Active 235 DOM
2. 2026-06-21
   days on market $12,000 Active 234 DOM
3. 2026-06-18
   days on market $12,000 Active 232 DOM
4. 2026-06-17
   days on market $12,000 Active 231 DOM
5. 2026-06-16
   days on market $12,000 Active 230 DOM
6. 2026-06-15
   days on market $12,000 Active 229 DOM
7. 2026-06-13
   days on market $12,000 Active 227 DOM
8. 2026-06-12
   days on market $12,000 Active 226 DOM
9. 2026-06-09
   days on market $12,000 Active 223 DOM
10. 2026-06-08
    days on market $12,000 Active 222 DOM
11. 2026-06-08
    days on market $12,000 Active 221 DOM
12. 2026-06-07
    pricestatusdays on market $12,000 Active 220 DOM
13. 2026-06-04
    days on market $5,000 Contingent 217 DOM
14. 2026-06-02
    days on market $5,000 Contingent 216 DOM
15. 2026-06-01
    days on market $5,000 Contingent 215 DOM
16. 2026-05-31
    days on market $5,000 Contingent 214 DOM
17. 2026-03-18
    historical Contingent
18. 2026-03-13
    price $5,000
19. 2026-03-06
    price $12,000
20. 2026-02-02
    price $13,000
21. 2025-10-29
    listed $14,000 Active
22. 2025-10-28
    historical Expired 161-char remark

    Show marketing remark (161 chars)

    INVESTOR OPPORTUNITY! This 3-bedroom home will make a great rental or flip. Good bones and situated on a level lot within walking distance to downtown Uniontown.

23. 2024-12-17
    listed $14,000 Active 161-char remark

    Show marketing remark (161 chars)

    INVESTOR OPPORTUNITY! This 3-bedroom home will make a great rental or flip. Good bones and situated on a level lot within walking distance to downtown Uniontown.

24. 2024-12-13
    historical Expired 185-char remark

    Show marketing remark (185 chars)

    INVESTOR SPECIAL! This 3-bedroom / 1 bath home will make a great rental or fix & flip. Great bones and situated on a nice level lot within walking distance to downtown Uniontown.

25. 2024-10-11
    listed $14,000 Active 185-char remark

    Show marketing remark (185 chars)

    INVESTOR SPECIAL! This 3-bedroom / 1 bath home will make a great rental or fix & flip. Great bones and situated on a nice level lot within walking distance to downtown Uniontown.

26. 2024-09-12
    historical Expired
27. 2024-07-17
    price $14,500
28. 2024-06-13
    status Active
29. 2024-05-16
    historical Contingent
30. 2024-03-12
    listed $15,500 Active
31. 2024-03-12
    historical Expired
32. 2024-02-06
    price $15,500
33. 2023-12-01
    price $16,000
34. 2023-09-21
    price $17,000
35. 2023-08-14
    price $25,000
36. 2023-06-27
    price $19,000
37. 2023-04-13
    price $20,000
38. 2023-03-20
    listed $25,000 Active
39. 2022-07-01
    soldstatus $9,000 Closed
40. 2022-06-09
    status Pending
41. 2022-06-07
    historical Contingent
42. 2022-06-02
    listed $9,900 Active
43. 2002-12-18
    soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥91°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: $11,166
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$893
• − Management: −$893
• − Depreciation: −$349
• Taxable income: $8,118
• Est. tax owed @ 24.0%: −$1,948
• After-tax cash flow: $5,878/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 — Uniontown

• Score: 70/100
• State rank: #750
• US rank: #7482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

-58.3% since first listed

27 events — show timeline

• 2026-03-18 Contingent — West Penn MLS
• 2026-03-13 Price Changed $5,000 West Penn MLS
• 2026-03-06 Price Changed $12,000 West Penn MLS
• 2026-02-02 Price Changed $13,000 West Penn MLS
• 2025-10-29 Listed $14,000 West Penn MLS
• 2025-10-28 Delisted — West Penn MLS
• 2024-12-17 Listed $14,000 West Penn MLS
• 2024-12-13 Delisted — West Penn MLS
• 2024-10-11 Listed $14,000 West Penn MLS
• 2024-09-12 Delisted — West Penn MLS
• 2024-07-17 Price Changed $14,500 West Penn MLS
• 2024-06-13 Relisted — West Penn MLS
• 2024-05-16 Contingent — West Penn MLS
• 2024-03-12 Delisted — West Penn MLS
• 2024-03-12 Listed $15,500 West Penn MLS
• 2024-02-06 Price Changed $15,500 West Penn MLS
• 2023-12-01 Price Changed $16,000 West Penn MLS
• 2023-09-21 Price Changed $17,000 West Penn MLS
• 2023-08-14 Price Changed $25,000 West Penn MLS
• 2023-06-27 Price Changed $19,000 West Penn MLS
• 2023-04-13 Price Changed $20,000 West Penn MLS
• 2023-03-20 Listed $25,000 West Penn MLS
• 2022-07-01 Sold (MLS) $9,000 West Penn MLS
• 2022-06-09 Pending — West Penn MLS
• 2022-06-07 Contingent — West Penn MLS
• 2022-06-02 Listed $9,900 West Penn MLS
• 2002-12-18 Sold (Public Records) $12,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,106 · +2.4% YoY. Source: county tax records.