224 Main St · North Union, PA 15472

$25,000

4 bd · 2.0 ba · 2,112 sqft · MultiFamily public records · 132 Days on market

Built 1930 4,678 sqft lot $12/sqft · 89% below area ↓ 50% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Half Duplex located in North Union Township featuring a fenced yard. This fixer upper offers a solid opportunity for an investor or handyman buyer looking to renovate and add value. Property layout provides flexibility for rental income or owner occupant potential. Convenient location with easy access to local amenities. Bring your vision and unlock the potential of this investment property.

Key facts

• Fenced yard
• Investment property
• 4,678 sq ft lot

Tags

• FENCED YARD
• FLEXIBILITY FOR RENTAL INCOME
• OWNER OCCUPANT POTENTIAL
• EASY ACCESS TO LOCAL AMENITIES
• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $25k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Laurel Highlands SD (suburban): math 29% / reading 49% proficiency, ranked #372 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $923 of equity ($173 loan paydown + $750 appreciation (3.0% local appreciation)).
• 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.40% ✓
• Cap rate: 39.71%
• Cash-on-cash: 119.35%
• DSCR: 6.31
• GRM: 1.9

CMA / ARV

• ARV (median comp): $119,780
• List price: $25,000
• Delta: -79.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.77×
• Total profit: $47,372
• Equity at exit: $11,241

10-year hold

• IRR: —
• Equity multiple: 16.22×
• Total profit: $106,519
• Equity at exit: $17,324

Cash invested: $7,000 (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 15472

• Active inventory: 2
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $696

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 32%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 E Kerr St Uniontown, PA	5.0	2.0	2915	$1,100	$0.38	44d	1	0.82mi

Listing history 16 events

1. 2026-06-18
   days on market $25,000 Active 132 DOM
2. 2026-06-17
   days on market $25,000 Active 131 DOM
3. 2026-06-16
   days on market $25,000 Active 130 DOM
4. 2026-06-15
   days on market $25,000 Active 129 DOM
5. 2026-06-13
   days on market $25,000 Active 127 DOM
6. 2026-06-12
   days on market $25,000 Active 126 DOM
7. 2026-06-09
   days on market $25,000 Active 123 DOM
8. 2026-06-08
   days on market $25,000 Active 122 DOM
9. 2026-06-08
   days on market $25,000 Active 121 DOM
10. 2026-06-07
    days on market $25,000 Active 120 DOM
11. 2026-06-04
    days on market $25,000 Active 117 DOM
12. 2026-06-02
    days on market $25,000 Active 116 DOM
13. 2026-06-01
    days on market $25,000 Active 115 DOM
14. 2026-05-31
    days on market $25,000 Active 114 DOM
15. 2026-02-06
    listed $25,000 Active 394-char remark

    Show marketing remark (394 chars)

    Half Duplex located in North Union Township featuring a fenced yard. This fixer upper offers a solid opportunity for an investor or handyman buyer looking to renovate and add value. Property layout provides flexibility for rental income or owner occupant potential. Convenient location with easy access to local amenities. Bring your vision and unlock the potential of this investment property.

16. 2025-10-27
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,200
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$727
• Taxable income: $8,460
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $6,324/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: Laurel Highlands SD
• NCES district ID: 4213320
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 49% ▼ -3.00%
• Median HH income: $41,099
• Composite: 32.74/100
• National rank: #5637
• State rank: #372 of 539 in PA

Livability — North Union

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Oliver, PA
• Population (ZIP): 106

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 26%

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: —
• Current HPI: —
• 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

-50.0% since first listed

2 events — show timeline

• 2026-02-06 Listed $25,000 West Penn MLS
• 2025-10-27 Sold (Public Records) $50,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,327 · +0.0% YoY. Source: county tax records.