19 John St · Uniontown, PA 15401

$51,000

4 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 114 Days on market

Built 1930 5,662 sqft lot $34/sqft · 67% below area

---

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

Investor Alert! Large 4 bedroom home situated on corner lot.

Key facts

• 5,662 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $51k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $46k (9.0% 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 $353 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,410 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.30% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.12%
• DSCR: 2.87
• GRM: 3.6

CMA / ARV

• ARV (median comp): $154,847
• List price: $51,000
• Delta: -67.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Reppert Blvd	0.13mi	3/1.0 (-1)	1,440 (-5%)	6mo	$159,500	$111	75
64 Reppert Blvd	0.24mi	3/1.5 (-1)	1,504 (-1%)	23mo	$125,000	$83	61
11 Sterling St	0.39mi	3/1.5 (-1)	1,614 (+6%)	9mo	$195,000	$121	57
551 Johnston Ave	0.51mi	3/1.0 (-1)	1,574 (+4%)	16mo	$23,000	$15	52
26 Jane St	0.31mi	3/1.5 (-1)	1,456 (-4%)	24mo	$165,000	$113	52
50 Reppert Blvd	0.22mi	3/2.5 (-1)	1,344 (-12%)	16mo	$156,900	$117	46
207 Ruby Dr	0.35mi	3/2.0 (-1)	1,699 (+12%)	11mo	$457,290	$269	46

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: 38.9%
• Equity multiple: 2.66×
• Total profit: $23,720
• Equity at exit: $7,604

10-year hold

• IRR: 45.3%
• Equity multiple: 5.34×
• Total profit: $62,013
• Equity at exit: $4,410

Cash invested: $14,280 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$267
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $501

Break-even live

Break-even rent $539

Max offer price $51,000

Occupancy floor 52%

Sensitivity live

Price	-10% $530	-5% $516	+0% $501	+5% $487	+10% $472
Rent	-10% $409	-5% $455	+0% $501	+5% $548	+10% $594
Rate	-1.0pp $527	-0.5pp $514	base $501	+0.5pp $488	+1.0pp $475

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: $12,750
• Closing costs: $1,530
• 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	0.95mi
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	45d	1	1.09mi

Listing history 17 events

1. 2026-06-21
   days on market $51,000 Active 114 DOM
2. 2026-06-21
   days on market $51,000 Active 113 DOM
3. 2026-06-18
   days on market $51,000 Active 111 DOM
4. 2026-06-17
   days on market $51,000 Active 110 DOM
5. 2026-06-16
   days on market $51,000 Active 109 DOM
6. 2026-06-15
   days on market $51,000 Active 108 DOM
7. 2026-06-13
   days on market $51,000 Active 106 DOM
8. 2026-06-12
   days on market $51,000 Active 105 DOM
9. 2026-06-09
   days on market $51,000 Active 102 DOM
10. 2026-06-08
    days on market $51,000 Active 101 DOM
11. 2026-06-08
    days on market $51,000 Active 100 DOM
12. 2026-06-07
    days on market $51,000 Active 99 DOM
13. 2026-06-04
    days on market $51,000 Active 96 DOM
14. 2026-06-02
    days on market $51,000 Active 95 DOM
15. 2026-06-01
    days on market $51,000 Active 94 DOM
16. 2026-05-31
    days on market $51,000 Active 93 DOM
17. 2026-02-24
    listed $51,000 Active 61-char remark

    Show marketing remark (61 chars)

    Investor Alert! Large 4 bedroom home situated on corner lot.

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 · 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: $14,076
• − Mortgage interest: −$2,857
• − Property taxes: −$1,641
• − Insurance: −$255
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$1,484
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $4,673/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

1 event — show timeline

• 2026-02-24 Listed $51,000 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $1,641 · +2.4% YoY. Source: county tax records.