51 E Highland Ave · Uniontown, PA 15401

$169,900

3 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 283 Days on market

Built 1930 9,683 sqft lot $92/sqft · 8% below area Est $195k · 13% under ↓ 3% since listing

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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).

• Cash flow +17.1/30.0
• ARV discount +13.3/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• 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

Discover the perfect blend of historical elegance and city conveniences in this classic 4 bedroom urban home. Step through the welcoming front door and be greeted by original hardwoods, 9.5 ft ceilings and a lovely staircase that speaks of a bygone era. The main level offers an effortless flow between the living room, dining room and equipped kitchen ideal for hosting memorable dinner parties! 4 bedrooms, top-floor bonus space—is a versatile, light-filled sanctuary perfect for a home office, playroom, or a creative studio! Located in a vibrant, tree-lined neighborhood, you are just steps away from shopping, restaurants, recreation and public transportation. Carport and detached garage in the level fenced backyard! This home is not just a residence; it’s an invitation to a lifestyle rich with community and urban energy!

Key facts

• 9.5 ft ceilings
• Original hardwoods
• Lovely staircase

Tags

• ORIGINAL HARDWOODS
• 9.5 FT CEILINGS
• LOVELY STAIRCASE
• TOP-FLOOR BONUS SPACE
• LIGHT-FILLED SANCTUARY
• LEVEL FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.5% below list).
• Recommended offer: $150k (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: 145 active listings in the ZIP; 3 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 283 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1930 — 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. 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: 0.94% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (median comp): $195,221
• List price: $169,900
• Delta: -12.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Clarendon Ave	0.36mi	3/2.5	1,800 (-3%)	2mo	$120,000	$67	70
122 Shaffer St	0.52mi	4/1.5 (+1)	1,832 (-1%)	7mo	$75,000	$41	61
14 Leith St	0.65mi	4/2.0 (+1)	1,848 (-0%)	10mo	$40,000	$22	52
120 Shaffer St	0.52mi	4/1.0 (+1)	1,680 (-10%)	7mo	$75,000	$45	49
49 Lebanon Ave	0.34mi	4/2.0 (+1)	1,748 (-6%)	20mo	$155,000	$89	49
59 Lebanon Ave	0.39mi	4/2.0 (+1)	2,098 (+13%)	10mo	$159,900	$76	43
100 Molly St	0.65mi	3/2.5	1,644 (-11%)	2mo	$278,000	$169	43
5 William Penn St	0.66mi	3/2.0	1,625 (-12%)	10mo	$360,000	$222	36
317 Derrick	0.68mi	3/2.0	2,015 (+9%)	18mo	$185,000	$92	35
71 Francis St	0.59mi	3/2.5	1,680 (-10%)	21mo	$245,000	$146	33
51 Francis St	0.51mi	3/3.0	2,124 (+14%)	14mo	$280,000	$132	32
59 Dixon Blvd	0.70mi	4/1.5 (+1)	1,648 (-11%)	20mo	$193,000	$117	24

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-20,068
• Equity at exit: $25,333

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,837
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $117

Break-even live

Break-even rent $1,457

Max offer price $169,900

Occupancy floor 88%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	43d	1	0.62mi
27 E Kerr St Unit B Uniontown, PA	3.0	1.0	1248	$800	$0.64	43d	1	1.20mi
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	43d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 283 DOM
2. 2026-06-17
   days on market $169,900 Active 282 DOM
3. 2026-06-16
   days on market $169,900 Active 281 DOM
4. 2026-06-15
   days on market $169,900 Active 280 DOM
5. 2026-06-13
   days on market $169,900 Active 278 DOM
6. 2026-06-12
   days on market $169,900 Active 277 DOM
7. 2026-06-09
   days on market $169,900 Active 274 DOM
8. 2026-06-08
   days on market $169,900 Active 273 DOM
9. 2026-06-08
   days on market $169,900 Active 272 DOM
10. 2026-06-07
    days on market $169,900 Active 271 DOM
11. 2026-06-04
    days on market $169,900 Active 268 DOM
12. 2026-06-02
    days on market $169,900 Active 267 DOM
13. 2026-06-01
    days on market $169,900 Active 266 DOM
14. 2026-05-31
    days on market $169,900 Active 265 DOM
15. 2025-10-20
    price $169,900 842-char remark

    Show marketing remark (842 chars)

    Discover the perfect blend of historical elegance and city conveniences in this classic 4 bedroom urban home. Step through the welcoming front door and be greeted by original hardwoods, 9.5 ft ceilings and a lovely staircase that speaks of a bygone era. The main level offers an effortless flow between the living room, dining room and equipped kitchen ideal for hosting memorable dinner parties! 4 bedrooms, top-floor bonus space—is a versatile, light-filled sanctuary perfect for a home office, playroom, or a creative studio! Located in a vibrant, tree-lined neighborhood, you are just steps away from shopping, restaurants, recreation and public transportation. Carport and detached garage in the level fenced backyard! This home is not just a residence; it’s an invitation to a lifestyle rich with community and urban energy!

16. 2025-09-08
    listed $175,000 Active 842-char remark

    Show marketing remark (842 chars)

    Discover the perfect blend of historical elegance and city conveniences in this classic 4 bedroom urban home. Step through the welcoming front door and be greeted by original hardwoods, 9.5 ft ceilings and a lovely staircase that speaks of a bygone era. The main level offers an effortless flow between the living room, dining room and equipped kitchen ideal for hosting memorable dinner parties! 4 bedrooms, top-floor bonus space—is a versatile, light-filled sanctuary perfect for a home office, playroom, or a creative studio! Located in a vibrant, tree-lined neighborhood, you are just steps away from shopping, restaurants, recreation and public transportation. Carport and detached garage in the level fenced backyard! This home is not just a residence; it’s an invitation to a lifestyle rich with community and urban energy!

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,478 · $206/mo
• Expected delta: +$206/yr (+$17/mo · 9.1%)

ⓘ 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: $19,262
• − Mortgage interest: −$9,517
• − Property taxes: −$2,271
• − Insurance: −$850
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$4,943
• Taxable loss: −$1,401
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $1,740/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

-2.9% since first listed

2 events — show timeline

• 2025-10-20 Price Changed $169,900 West Penn MLS
• 2025-09-08 Listed $175,000 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $2,271 · +2.4% YoY. Source: county tax records.