17 Summit Ave · Uniontown, PA 15401

$74,900

3 bd · 1.0 ba · 1,804 sqft · SingleFamily public records · 153 Days on market

Built 1940 5,353 sqft lot $42/sqft · 54% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice 2 story spacious home offering kitchen with stove and refrigerator, living room, and 3 bedrooms and 1 full bath. Would make a great first home or an investment opportunity as rental, currently being rented.

Key facts

• 5,353 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (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; 3 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 $518 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1940 — 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: 2.13% ✓
• Cap rate: 18.07%
• Cash-on-cash: 42.06%
• DSCR: 2.87
• GRM: 3.9

CMA / ARV

• ARV (median comp): $162,826
• List price: $74,900
• Delta: -54.00%
• 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 (-0%)	2mo	$120,000	$67	75
122 Shaffer St	0.41mi	4/1.5 (+1)	1,832 (+2%)	7mo	$75,000	$41	66
120 Shaffer St	0.42mi	4/1.0 (+1)	1,680 (-7%)	7mo	$75,000	$45	58
49 Lebanon Ave	0.30mi	4/2.0 (+1)	1,748 (-3%)	20mo	$155,000	$89	56
114 Clarendon Ave	0.28mi	2/2.0 (-1)	1,563 (-13%)	6mo	$185,000	$118	51
100 Molly St	0.72mi	3/2.5	1,644 (-9%)	2mo	$278,000	$169	44
5 William Penn St	0.67mi	3/2.0	1,625 (-10%)	10mo	$360,000	$222	40
39 Martha St	0.40mi	4/1.5 (+1)	1,567 (-13%)	18mo	$135,000	$86	38
59 Dixon Blvd	0.62mi	4/1.5 (+1)	1,648 (-9%)	21mo	$193,000	$117	33
71 Francis St	0.69mi	3/2.5	1,680 (-7%)	21mo	$245,000	$146	33
37 Loch Lomond	0.67mi	3/1.5	1,550 (-14%)	17mo	$174,000	$112	30
1 Ben Franklin St	0.69mi	3/2.5	1,558 (-14%)	21mo	$270,000	$173	22

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: 38.7%
• Equity multiple: 2.66×
• Total profit: $34,712
• Equity at exit: $11,168

10-year hold

• IRR: 45.2%
• Equity multiple: 5.32×
• Total profit: $90,636
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$104 /mo · $1,246/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $735

Break-even live

Break-even rent $668

Max offer price $74,900

Occupancy floor 49%

Sensitivity live

Price	-10% $777	-5% $756	+0% $735	+5% $714	+10% $693
Rent	-10% $609	-5% $672	+0% $735	+5% $798	+10% $861
Rate	-1.0pp $773	-0.5pp $754	base $735	+0.5pp $716	+1.0pp $696

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: $18,725
• Closing costs: $2,247
• 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	44d	1	0.79mi
27 E Kerr St Unit B Uniontown, PA	3.0	1.0	1248	$800	$0.64	44d	1	1.14mi
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	44d	1	1.34mi

Listing history 18 events

1. 2026-06-21
   days on market $74,900 Active 153 DOM
2. 2026-06-18
   days on market $74,900 Active 151 DOM
3. 2026-06-17
   days on market $74,900 Active 150 DOM
4. 2026-06-16
   days on market $74,900 Active 149 DOM
5. 2026-06-15
   days on market $74,900 Active 148 DOM
6. 2026-06-13
   days on market $74,900 Active 146 DOM
7. 2026-06-12
   days on market $74,900 Active 145 DOM
8. 2026-06-09
   days on market $74,900 Active 142 DOM
9. 2026-06-08
   days on market $74,900 Active 141 DOM
10. 2026-06-08
    days on market $74,900 Active 140 DOM
11. 2026-06-07
    days on market $74,900 Active 139 DOM
12. 2026-06-04
    days on market $74,900 Active 136 DOM
13. 2026-06-02
    days on market $74,900 Active 135 DOM
14. 2026-06-01
    days on market $74,900 Active 134 DOM
15. 2026-05-31
    days on market $74,900 Active 133 DOM
16. 2026-01-18
    listed $74,900 Active 211-char remark

    Show marketing remark (211 chars)

    Nice 2 story spacious home offering kitchen with stove and refrigerator, living room, and 3 bedrooms and 1 full bath. Would make a great first home or an investment opportunity as rental, currently being rented.

17. 2026-01-16
    historical Expired 211-char remark

    Show marketing remark (211 chars)

    Nice 2 story spacious home offering kitchen with stove and refrigerator, living room, and 3 bedrooms and 1 full bath. Would make a great first home or an investment opportunity as rental, currently being rented.

18. 2025-01-16
    listed $74,900 Active 211-char remark

    Show marketing remark (211 chars)

    Nice 2 story spacious home offering kitchen with stove and refrigerator, living room, and 3 bedrooms and 1 full bath. Would make a great first home or an investment opportunity as rental, currently being rented.

ⓘ 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: $1,246 · $104/mo
• Projected year-2 tax: $1,246 · $104/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 ≥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: $19,183
• − Mortgage interest: −$4,196
• − Property taxes: −$1,246
• − Insurance: −$374
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$2,179
• Taxable income: $8,119
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $6,872/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

+0.0% since first listed

3 events — show timeline

• 2026-01-18 Listed $74,900 West Penn MLS
• 2026-01-16 Delisted — West Penn MLS
• 2025-01-16 Listed $74,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $1,246 · +2.4% YoY. Source: county tax records.