45 Collins Ave · Uniontown, PA 15401

$64,900

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 37 Days on market

Built 1920 7,840 sqft lot Est $83k · 22% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +6.0/10.0
• DSCR +4.3/10.0
• 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

Great Investment opportunity with four single units included. Unit #1 3 Bedroom/1 Bath Unit #2 1 Bedroom/1 Bath, Unit #3 2 Bedroom/1 Bath, Unit #4 1 Bedroom/1 Bath partially fenced yard and all conveniently located.

Key facts

• 7,840 sq ft lot
• Built 1920
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $11 ($137/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($712 rent vs $65k).
• Recommended offer: $63k (3.0% 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: amenities D+, crime 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.
• Zoned schools: Lafayette El Sch (math 8% / reading 22%, grade F, #1,323 of 1,518 statewide, top 89%, 259 students, 89% FRL); Lafayette Ms (math 2% / reading 22%, grade F, #487 of 512 statewide, top 95%, 149 students, 95% FRL); Uniontown Area Shs (math 77%, 668 students, 74% FRL) — zoned schools average 86% FRL vs 56% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 38% district-wide (-24 pts) — the specific schools serving this property underperform the Uniontown Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: 147 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 $449 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $50k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $82,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Crossland Ave	0.54mi	2/1.0 (-1)	936 (+7%)	3mo	$89,000	$95	55

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-9,716
• Equity at exit: $9,677

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-7,225
• Equity at exit: $5,611

Cash invested: $18,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $712 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$149
• Net cashflow: $11

Break-even live

Break-even rent $697

Max offer price $64,900

Occupancy floor 93%

Sensitivity live

Price	-10% $48	-5% $30	+0% $11	+5% $-7	+10% $-25
Rent	-10% $-45	-5% $-17	+0% $11	+5% $40	+10% $68
Rate	-1.0pp $44	-0.5pp $28	base $11	+0.5pp $-5	+1.0pp $-23

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Locust St Uniontown, PA	2.0	1.0	1080	$720	$0.67	45d	1	0.70mi
203 Pittsburgh St Uniontown, PA	2.0	1.0	840	$700	$0.83	45d	1	1.14mi

Listing history 4 events

1. 2026-03-15
   status Pending
2. 2026-02-06
   listed $64,900 Active
3. 2022-01-31
   listed $79,000 Active 217-char remark

   Show marketing remark (217 chars)

   Great Investment opportunity with four single units included. Unit #1 3 Bedroom/1 Bath Unit #2 1 Bedroom/1 Bath, Unit #3 2 Bedroom/1 Bath, Unit #4 1 Bedroom/1 Bath partially fenced yard and all conveniently located.

4. 2020-01-31
   soldstatus $49,500

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,200 · $183/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 ≥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: $8,539
• − Mortgage interest: −$3,635
• − Property taxes: −$2,200
• − Insurance: −$324
• − Repairs & maintenance: −$683
• − Management: −$683
• − Depreciation: −$1,888
• Taxable loss: −$875
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $347/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

+31.1% since first listed

4 events — show timeline

• 2026-03-15 Pending — West Penn MLS
• 2026-02-06 Listed $64,900 West Penn MLS
• 2022-01-31 Listed $79,000 West Penn MLS
• 2020-01-31 Sold (Public Records) $49,500 Public Records

Property tax history

+2.3%/yr

Latest (2026): $2,200 · +2.4% YoY. Source: county tax records.