83 S Mount Vernon Ave · Uniontown, PA 15401

$140,000

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 259 Days on market

Built 1940 2,613 sqft lot

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Why this score? — see what drove the C 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Charming duplex in the heart of Uniontown! This very well maintained up and down duplex in the heart of Uniontown presents an exceptional opportunity for both seasoned investors and first time buyers looking to maximize their real estate portfolio. Each unit features 2 Bedrooms, off street parking with separate utilities. Recent updates including furnace and consistent care with easy access to shopping, restaurants, parks, hospital. With both units currently occupied, this duplex promises immediate cash flow. A smart investment that offers the potential for long term growth.

Key facts

• Separate utilities
• Recent updates
• Off street parking

Tags

• OFF STREET PARKING
• SEPARATE UTILITIES
• RECENT UPDATES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive. Per door: $139/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (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: 145 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $968 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $23k; list at $140k implies a 509% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-4,937
• Equity at exit: $20,874

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $18,530
• Equity at exit: $12,105

Cash invested: $39,200 (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: 145
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$734
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $279

Break-even live

Break-even rent $1,158

Max offer price $140,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,512
Total (2 units)			$1,511

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	1.01mi
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	43d	1	1.05mi
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	43d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $140,000 Active 259 DOM
2. 2026-06-17
   days on market $140,000 Active 258 DOM
3. 2026-06-16
   days on market $140,000 Active 257 DOM
4. 2026-06-15
   days on market $140,000 Active 256 DOM
5. 2026-06-13
   days on market $140,000 Active 254 DOM
6. 2026-06-12
   days on market $140,000 Active 253 DOM
7. 2026-06-09
   days on market $140,000 Active 250 DOM
8. 2026-06-08
   days on market $140,000 Active 249 DOM
9. 2026-06-08
   days on market $140,000 Active 248 DOM
10. 2026-06-07
    days on market $140,000 Active 247 DOM
11. 2026-06-04
    days on market $140,000 Active 244 DOM
12. 2026-06-02
    days on market $140,000 Active 243 DOM
13. 2026-06-01
    days on market $140,000 Active 242 DOM
14. 2026-05-31
    days on market $140,000 Active 241 DOM
15. 2025-09-29
    listed $140,000 Active 582-char remark

    Show marketing remark (582 chars)

    Charming duplex in the heart of Uniontown! This very well maintained up and down duplex in the heart of Uniontown presents an exceptional opportunity for both seasoned investors and first time buyers looking to maximize their real estate portfolio. Each unit features 2 Bedrooms, off street parking with separate utilities. Recent updates including furnace and consistent care with easy access to shopping, restaurants, parks, hospital. With both units currently occupied, this duplex promises immediate cash flow. A smart investment that offers the potential for long term growth.

16. 2021-12-21
    price $89,000 83-char remark

    Show marketing remark (83 chars)

    Duplex located in Uniontown. Each unit has separate utilities and currently rented.

17. 2021-11-09
    price $89,900 83-char remark

    Show marketing remark (83 chars)

    Duplex located in Uniontown. Each unit has separate utilities and currently rented.

18. 2021-10-07
    price $90,000 83-char remark

    Show marketing remark (83 chars)

    Duplex located in Uniontown. Each unit has separate utilities and currently rented.

19. 2021-09-16
    price $120,000 83-char remark

    Show marketing remark (83 chars)

    Duplex located in Uniontown. Each unit has separate utilities and currently rented.

20. 2021-08-11
    listed $130,000 Active 83-char remark

    Show marketing remark (83 chars)

    Duplex located in Uniontown. Each unit has separate utilities and currently rented.

21. 1996-07-12
    soldstatus $23,000

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$372/yr (+$31/mo · 25.3%)

ⓘ 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: $18,132
• − Mortgage interest: −$7,842
• − Property taxes: −$1,468
• − Insurance: −$700
• − Repairs & maintenance: −$1,451
• − Management: −$1,451
• − Depreciation: −$4,073
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $3,071/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

+508.7% since first listed

7 events — show timeline

• 2025-09-29 Listed $140,000 West Penn MLS
• 2021-12-21 Price Changed $89,000 West Penn MLS
• 2021-11-09 Price Changed $89,900 West Penn MLS
• 2021-10-07 Price Changed $90,000 West Penn MLS
• 2021-09-16 Price Changed $120,000 West Penn MLS
• 2021-08-11 Listed $130,000 West Penn MLS
• 1996-07-12 Sold (Public Records) $23,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,468 · +2.4% YoY. Source: county tax records.