199 2nd Ave · South Union, PA 15417

$75,000

2 bd · 1.0 ba · 920 sqft · SingleFamily public records · 35 Days on market

Built 1940 0.46 ac lot $82/sqft · 48% below area Est $145k · 48% under

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.9/10.0
• Appreciation +4.2/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 119 2nd Street. This charming 2 bedroom ranch sits on a spacious double lot and offers incredible views from a large rear deck, creating the perfect setting to relax or entertain. The home features convenient one-level living, a 1 car garage, and plenty of outdoor space for gardening, recreation, or future possibilities. Located within the Laurel Highlands School District, this property is a great opportunity for buyers looking for comfort, space, and scenic surroundings.

Key facts

• One-level living
• Double lot
• Outdoor space

Tags

• DOUBLE LOT
• LARGE REAR DECK
• ONE-LEVEL LIVING
• OUTDOOR SPACE
• SCENIC SURROUNDINGS

Property features AI

Exterior

• Parking: Attached garage; Built-in parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Public sewer; Public water

Interior

• Kitchen: Stove; Some gas appliances
• Bedrooms: Bedroom on main level
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Window treatments; Hardwood flooring
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($889 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Zoned schools: Laurel Highlands Ms (math 16% / reading 44%, grade F, #380 of 512 statewide, top 74%, 632 students, 54% FRL); Laurel Highlands Shs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 831 students, 31% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 44 active listings in the ZIP; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $519 of loan paydown is wiped out by about $1k 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 (-1.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (median comp): $144,868
• List price: $75,000
• Delta: -48.23%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

-1.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.31×
• Total profit: $6,571
• Equity at exit: $15,736

10-year hold

• IRR: 14.5%
• Equity multiple: 2.34×
• Total profit: $28,168
• Equity at exit: $14,581

Cash invested: $21,000 (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 15417

• Home prices YoY: -0.9%
• Active inventory: 44
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$51 /mo · $610/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $227

Break-even live

Break-even rent $602

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $269	-5% $248	+0% $227	+5% $206	+10% $185
Rent	-10% $157	-5% $192	+0% $227	+5% $262	+10% $297
Rate	-1.0pp $265	-0.5pp $246	base $227	+0.5pp $208	+1.0pp $188

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   days on market $75,000 Active 35 DOM
2. 2026-06-02
   days on market $75,000 Active 34 DOM
3. 2026-06-01
   days on market $75,000 Active 33 DOM
4. 2026-05-31
   days on market $75,000 Active 32 DOM
5. 2026-05-04
   historical Contingent 487-char remark
6. 2026-04-29
   listed $75,000 Active 487-char remark

ⓘ 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: $610 · $51/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$287/yr (+$24/mo · 47.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $10,669
• − Mortgage interest: −$4,201
• − Property taxes: −$610
• − Insurance: −$375
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,182
• Taxable income: $1,594
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $2,341/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 — South Union

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

Census & demographics

• Population (ZIP): 7,709

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 (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 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: ▼ -1.67%
• Current HPI: 190.8891
• 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

Property tax history

+3.6%/yr

Latest (2026): $610 · +0.0% YoY. Source: county tax records.