139 S Main St · Union City, PA 16438

$98,500

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 25 Days on market

Built 1900 0.44 ac lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

Key facts

• Durable metal roof
• Newer furnace
• Spacious side yard

Tags

• SPACIOUS SIDE YARD
• DURABLE METAL ROOF
• NEWER FURNACE
• NEWER HOT WATER HEATER

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding; Metal roof
• Exterior features: Cleared, level lot; Paved road frontage

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#707 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Union City Area SD (town): math 34% / reading 51% proficiency, ranked #323 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,022 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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: 1.00% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $50,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Odell St	0.34mi	2/1.0	1,040 (-4%)	7mo	$147,000	$141	72
37 Gillette St	0.29mi	3/2.0 (+1)	1,056 (-2%)	2mo	$40,000	$38	72
40 Grant St	0.35mi	3/1.0 (+1)	1,116 (+3%)	15mo	$53,000	$47	60

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-6,800
• Equity at exit: $14,687

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $5,844
• Equity at exit: $8,516

Cash invested: $27,580 (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 16438

• Home prices YoY: -9.8%
• Active inventory: 41
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $144

Break-even live

Break-even rent $807

Max offer price $98,500

Occupancy floor 80%

Sensitivity live

Price	-10% $200	-5% $172	+0% $144	+5% $116	+10% $88
Rent	-10% $66	-5% $105	+0% $144	+5% $183	+10% $222
Rate	-1.0pp $194	-0.5pp $169	base $144	+0.5pp $118	+1.0pp $93

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $98,500 Active 25 DOM
2. 2026-06-18
   days on market $98,500 Active 23 DOM
3. 2026-06-17
   days on market $98,500 Active 22 DOM
4. 2026-06-16
   days on market $98,500 Active 21 DOM
5. 2026-06-15
   days on market $98,500 Active 20 DOM
6. 2026-06-13
   days on market $98,500 Active 18 DOM
7. 2026-06-12
   days on market $98,500 Active 17 DOM
8. 2026-06-09
   days on market $98,500 Active 14 DOM
9. 2026-06-09
   price $98,500 Active 13 DOM
10. 2026-06-08
    days on market $99,700 Active 13 DOM
11. 2026-06-08
    days on market $99,700 Active 12 DOM
12. 2026-06-07
    days on market $99,700 Active 11 DOM
13. 2026-06-04
    days on market $99,700 Active 8 DOM
14. 2026-06-02
    days on market $99,700 Active 7 DOM
15. 2026-06-01
    days on market $99,700 Active 6 DOM
16. 2026-05-31
    days on market $99,700 Active 5 DOM
17. 2026-05-26
    listed $99,700 Active
18. 2026-04-24
    price $96,000
19. 2025-12-22
    status Active
20. 2025-11-06
    status Pending
21. 2025-09-29
    listed $99,000 Active
22. 2023-02-14
    soldstatus $87,000 Closed 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

23. 2023-02-03
    status Pending 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

24. 2023-01-27
    status Active 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

25. 2022-10-31
    status Pending 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

26. 2022-10-31
    price $87,000 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

27. 2022-10-14
    status Active 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

28. 2022-09-13
    historical 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

29. 2022-08-29
    listed $85,000 298-char remark

    Show marketing remark (298 chars)

    This 2 bedroom possible 4 bedroom, or 2 bedroom 2 bonus rooms, 1 bathroom, all new flooring throughout, new paint, new sub floor in kitchen. 1st floor bedroom, newer roof, outskirts of town. This property has three parcels other two index numbers are 41-016-086.0-001.02 & 41-016-086.0-001.03

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,259 · $105/mo
• Expected delta: +$298/yr (+$25/mo · 31.0%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,874
• − Mortgage interest: −$5,518
• − Property taxes: −$961
• − Insurance: −$492
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,865
• Taxable income: $138
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,695/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: Union City Area SD
• NCES district ID: 4224090
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $44,275
• Composite: 35.96/100
• National rank: #4797
• State rank: #323 of 539 in PA

Livability — Union City

• Score: 71/100
• State rank: #707
• US rank: #6992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, PA
• City population: 7,489
• Population (ZIP): 7,489

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Slovak 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.30%
• Current HPI: 215.3389
• 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

+17.3% since first listed

13 events — show timeline

• 2026-05-26 Listed $99,700 GEBOR
• 2026-04-24 Price Changed $96,000 GEBOR
• 2025-12-22 Relisted — GEBOR
• 2025-11-06 Pending — GEBOR
• 2025-09-29 Listed $99,000 GEBOR
• 2023-02-14 Sold (MLS) $87,000 GEBOR
• 2023-02-03 Pending — GEBOR
• 2023-01-27 Relisted — GEBOR
• 2022-10-31 Pending — GEBOR
• 2022-10-31 Price Changed $87,000 GEBOR
• 2022-10-14 Relisted — GEBOR
• 2022-09-13 Delisted — GEBOR
• 2022-08-29 Listed $85,000 GEBOR

Property tax history

-1.0%/yr

Latest (2026): $961 · -29.8% YoY. Source: county tax records.