200 Evans St · Uniontown, PA 15401

$89,999

3 bd · 1.0 ba · 1,986 sqft · SingleFamily public records · 266 Days on market

Built 1920 8,128 sqft lot $45/sqft · 51% below area

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• 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

Looking for an 3+ bedroom home with adequate indoor/outdoor living space? This home is situated on a nice level corner lot, enclosed with a partial fence for off street parking and shrubs offering privacy. This Location gives you easy access to shopping, dining, and many other places the Uniontown Area has to offer. Inside this home you'll find of charm and character with tongue and groove wall planks and faux ceiling beams, an abundance of natural light throughout the entire home. The front entrance room showcases the stairwell. The Living Room displays a decorative brick fireplace. A Dining room that offers a separate area from the spacious kitchen with the Laundry room all located on the main floor. Upstairs has an updated bathroom, large bedrooms w/ Deep closets plus a bonus room (office/nursery). A full unfinished basement for additional use/storage with walkout access, plus a covered front and back porch for your enjoyment.

Key facts

• Level yard
• Off street parking
• Corner lot

Tags

• CORNER LOT
• LEVEL YARD
• OFF STREET PARKING
• DECORATIVE BRICK FIREPLACE
• UPDATED BATHROOM
• FULL UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (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: 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 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 1920 — 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: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.89%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $183,753
• List price: $89,999
• Delta: -51.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 Brown St	0.54mi	2/2.0 (-1)	1,901 (-4%)	9mo	$185,000	$97	51
39 Murphy St	0.56mi	3/2.0	1,760 (-11%)	5mo	$149,900	$85	47
201 Whyel Ave	0.74mi	3/2.0	1,814 (-9%)	8mo	$125,000	$69	40
207 Ruby Dr	0.56mi	3/2.0	1,699 (-14%)	11mo	$457,290	$269	37

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $6,684
• Equity at exit: $13,419

10-year hold

• IRR: 16.1%
• Equity multiple: 2.32×
• Total profit: $33,245
• Equity at exit: $7,781

Cash invested: $25,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $334

Break-even live

Break-even rent $779

Max offer price $89,999

Occupancy floor 67%

Sensitivity live

Price	-10% $385	-5% $359	+0% $334	+5% $308	+10% $283
Rent	-10% $239	-5% $286	+0% $334	+5% $381	+10% $429
Rate	-1.0pp $379	-0.5pp $357	base $334	+0.5pp $310	+1.0pp $287

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.65mi
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	45d	1	0.95mi

Listing history 20 events

1. 2026-06-21
   days on market $89,999 Active 266 DOM
2. 2026-06-21
   days on market $89,999 Active 265 DOM
3. 2026-06-18
   days on market $89,999 Active 263 DOM
4. 2026-06-17
   days on market $89,999 Active 262 DOM
5. 2026-06-16
   days on market $89,999 Active 261 DOM
6. 2026-06-15
   days on market $89,999 Active 260 DOM
7. 2026-06-13
   days on market $89,999 Active 258 DOM
8. 2026-06-12
   days on market $89,999 Active 257 DOM
9. 2026-06-09
   days on market $89,999 Active 254 DOM
10. 2026-06-08
    days on market $89,999 Active 253 DOM
11. 2026-06-08
    days on market $89,999 Active 252 DOM
12. 2026-06-07
    pricedays on market $89,999 Active 251 DOM
13. 2026-06-04
    days on market $95,000 Active 248 DOM
14. 2026-06-02
    days on market $95,000 Active 247 DOM
15. 2026-06-01
    days on market $95,000 Active 246 DOM
16. 2026-05-31
    days on market $95,000 Active 245 DOM
17. 2025-11-19
    price $95,000 944-char remark

    Show marketing remark (944 chars)

    Looking for an 3+ bedroom home with adequate indoor/outdoor living space? This home is situated on a nice level corner lot, enclosed with a partial fence for off street parking and shrubs offering privacy. This Location gives you easy access to shopping, dining, and many other places the Uniontown Area has to offer. Inside this home you'll find of charm and character with tongue and groove wall planks and faux ceiling beams, an abundance of natural light throughout the entire home. The front entrance room showcases the stairwell. The Living Room displays a decorative brick fireplace. A Dining room that offers a separate area from the spacious kitchen with the Laundry room all located on the main floor. Upstairs has an updated bathroom, large bedrooms w/ Deep closets plus a bonus room (office/nursery). A full unfinished basement for additional use/storage with walkout access, plus a covered front and back porch for your enjoyment.

18. 2025-10-28
    price $115,000 944-char remark

    Show marketing remark (944 chars)

    Looking for an 3+ bedroom home with adequate indoor/outdoor living space? This home is situated on a nice level corner lot, enclosed with a partial fence for off street parking and shrubs offering privacy. This Location gives you easy access to shopping, dining, and many other places the Uniontown Area has to offer. Inside this home you'll find of charm and character with tongue and groove wall planks and faux ceiling beams, an abundance of natural light throughout the entire home. The front entrance room showcases the stairwell. The Living Room displays a decorative brick fireplace. A Dining room that offers a separate area from the spacious kitchen with the Laundry room all located on the main floor. Upstairs has an updated bathroom, large bedrooms w/ Deep closets plus a bonus room (office/nursery). A full unfinished basement for additional use/storage with walkout access, plus a covered front and back porch for your enjoyment.

19. 2025-09-26
    listed $130,000 Active 944-char remark

    Show marketing remark (944 chars)

    Looking for an 3+ bedroom home with adequate indoor/outdoor living space? This home is situated on a nice level corner lot, enclosed with a partial fence for off street parking and shrubs offering privacy. This Location gives you easy access to shopping, dining, and many other places the Uniontown Area has to offer. Inside this home you'll find of charm and character with tongue and groove wall planks and faux ceiling beams, an abundance of natural light throughout the entire home. The front entrance room showcases the stairwell. The Living Room displays a decorative brick fireplace. A Dining room that offers a separate area from the spacious kitchen with the Laundry room all located on the main floor. Upstairs has an updated bathroom, large bedrooms w/ Deep closets plus a bonus room (office/nursery). A full unfinished basement for additional use/storage with walkout access, plus a covered front and back porch for your enjoyment.

20. 2011-04-25
    soldstatus $25,000

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,349 · $112/mo
• Expected delta: +$73/yr (+$6/mo · 5.8%)

ⓘ 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: $14,421
• − Mortgage interest: −$5,041
• − Property taxes: −$1,275
• − Insurance: −$450
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,618
• Taxable income: $2,729
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,349/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

+280.0% since first listed

4 events — show timeline

• 2025-11-19 Price Changed $95,000 West Penn MLS
• 2025-10-28 Price Changed $115,000 West Penn MLS
• 2025-09-26 Listed $130,000 West Penn MLS
• 2011-04-25 Sold (Public Records) $25,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,275 · +2.4% YoY. Source: county tax records.