54 W Craig St · Uniontown, PA 15401

$1,350,000

2 bd · 1.0 ba · 23,643 sqft · MultiFamily public records · 65 Days on market

Built 1940 0.89 ac 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Once again this beautiful 17 unit Property is Available to be yours. It has 17- 1 & 2 bedroom units plus several extra rooms, office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

Key facts

• 0.89 acre lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.35M).
• Recommended offer: $1.27M (6.0% 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; 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 $9k of loan paydown is wiped out by about $40k 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 $378k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($1.27M) is reasonable based on typical stale-listing flexibility.
• 32 sale attempts since 3y ago; this cycle's ask is 207592% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $1.05M; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $1,269,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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 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: 1.17% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 7.1

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-63
• Equity at exit: $201,289

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $281,739
• Equity at exit: $116,723

Cash invested: $378,000 (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 15401

• Home prices YoY: -3.8%
• Active inventory: 145
• Price-to-rent: 143.3×

Monthly cashflow live

• Estimated rent: $15,804 medium
• Mortgage (P&I): −$7,080
• Tax from tax record: −$1,410 /mo · $16,926/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,319
• Net cashflow: $3,433

Break-even live

Break-even rent $11,459

Max offer price $1,350,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 10× units	1	1	$7,850
▸ 7× units	2	1	$7,959
Total (17 units)			$15,804

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: $337,500
• Closing costs: $40,500
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $1,350,000 Active 65 DOM
2. 2026-06-17
   days on market $1,350,000 Active 64 DOM
3. 2026-06-16
   days on market $1,350,000 Active 63 DOM
4. 2026-06-15
   days on market $1,350,000 Active 62 DOM
5. 2026-06-13
   days on market $1,350,000 Active 60 DOM
6. 2026-06-12
   days on market $1,350,000 Active 59 DOM
7. 2026-06-09
   days on market $1,350,000 Active 56 DOM
8. 2026-06-08
   days on market $1,350,000 Active 55 DOM
9. 2026-06-08
   days on market $1,350,000 Active 54 DOM
10. 2026-06-07
    days on market $1,350,000 Active 53 DOM
11. 2026-06-04
    days on market $1,350,000 Active 50 DOM
12. 2026-06-02
    days on market $1,350,000 Active 49 DOM
13. 2026-06-01
    days on market $1,350,000 Active 48 DOM
14. 2026-05-31
    days on market $1,350,000 Active 47 DOM
15. 2026-05-14
    historical $650
16. 2026-05-13
    listed $650
17. 2026-04-14
    listed $1,350,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Once again this beautiful 17 unit Property is Available to be yours. It has 17- 1 & 2 bedroom units plus several extra rooms, office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

18. 2026-03-16
    historical $850
19. 2026-03-15
    listed $850
20. 2026-03-07
    historical $950
21. 2026-03-05
    listed $950
22. 2026-03-01
    historical $650
23. 2026-03-01
    listed $650
24. 2026-02-28
    historical $850
25. 2026-02-28
    listed $850
26. 2025-12-03
    soldstatus $1,050,000
27. 2025-11-26
    soldstatus $1,050,000 Closed 1001-char remark

    Show marketing remark (1001 chars)

    Here is your chance to own a beautiful 17 unit plus several extra rooms plus office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

28. 2025-11-11
    historical $850
29. 2025-11-01
    listed $850
30. 2025-10-07
    status Pending 1001-char remark

    Show marketing remark (1001 chars)

    Here is your chance to own a beautiful 17 unit plus several extra rooms plus office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

31. 2025-09-17
    historical Contingent 1001-char remark

    Show marketing remark (1001 chars)

    Here is your chance to own a beautiful 17 unit plus several extra rooms plus office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

32. 2025-07-14
    historical $825
33. 2025-07-13
    listed $825
34. 2025-06-29
    historical $825
35. 2025-06-24
    price $1,199,900 1001-char remark

    Show marketing remark (1001 chars)

    Here is your chance to own a beautiful 17 unit plus several extra rooms plus office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

36. 2025-05-12
    listed $825
37. 2025-04-17
    listed $1,249,900 Active 1001-char remark

    Show marketing remark (1001 chars)

    Here is your chance to own a beautiful 17 unit plus several extra rooms plus office, solid concrete and steel construction, many updated units. The building is currently fully occupied. There is an unused office, a mix of 9 different garage spaces Two laundry facilities, a covered parking structure. There are two unfinished & unused storage areas that could be turned into vending areas or more paid storage. Terminix maintains monthly treatments in the building and on the property, which helps us to prevent any pest issues from arising. This updated landmark building is uniquely situated amongst single family homes giving it a real neighborhood feel. This beautiful building features two laundry facilities, off street covered parking, security TV monitors, central A/C, is walking distance to Benjamin Franklin Elementary-Middle School. One hour from Pittsburgh. Private garages and storage are also available. Craig School apartments in Uniontown PA. * * * NO OWNER FINANCING * * *

38. 2025-03-03
    historical $825
39. 2025-03-03
    historical $825
40. 2025-03-02
    listed $825
41. 2025-03-02
    listed $825
42. 2025-01-12
    historical $825
43. 2025-01-12
    historical $825
44. 2025-01-11
    listed $825
45. 2025-01-11
    listed $825
46. 2024-12-07
    historical $825
47. 2024-12-07
    historical $825
48. 2024-12-07
    listed $825
49. 2024-12-07
    listed $825
50. 2024-12-03
    historical $825

ⓘ 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: $16,926 · $1,410/mo
• Projected year-2 tax: $19,128 · $1,594/mo
• Expected delta: +$2,202/yr (+$184/mo · 13.0%)

ⓘ 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: $189,648
• − Mortgage interest: −$75,621
• − Property taxes: −$16,926
• − Insurance: −$6,750
• − Repairs & maintenance: −$15,172
• − Management: −$15,172
• − Depreciation: −$39,273
• Taxable income: $20,735
• Est. tax owed @ 24.0%: −$4,976
• After-tax cash flow: $36,215/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

+54.3% since first listed

69 events — show timeline

• 2026-05-14 Rental Removed $650 RENTALBEAST
• 2026-05-13 Listed for Rent $650 RENTALBEAST
• 2026-04-14 Listed $1,350,000 West Penn MLS
• 2026-03-16 Rental Removed $850 RENTALBEAST
• 2026-03-15 Listed for Rent $850 RENTALBEAST
• 2026-03-07 Rental Removed $950 RENTALBEAST
• 2026-03-05 Listed for Rent $950 RENTALBEAST
• 2026-03-01 Rental Removed $650 RENTALBEAST
• 2026-03-01 Listed for Rent $650 RENTALBEAST
• 2026-02-28 Rental Removed $850 RENTALBEAST
• 2026-02-28 Listed for Rent $850 RENTALBEAST
• 2025-12-03 Sold (Public Records) $1,050,000 Public Records
• 2025-11-26 Sold (MLS) $1,050,000 West Penn MLS
• 2025-11-11 Rental Removed $850 RENTALBEAST
• 2025-11-01 Listed for Rent $850 RENTALBEAST
• 2025-10-07 Pending — West Penn MLS
• 2025-09-17 Contingent — West Penn MLS
• 2025-07-14 Rental Removed $825 LEASESTAR
• 2025-07-13 Listed for Rent $825 LEASESTAR
• 2025-06-29 Rental Removed $825 LEASESTAR
• 2025-06-24 Price Changed $1,199,900 West Penn MLS
• 2025-05-12 Listed for Rent $825 LEASESTAR
• 2025-04-17 Listed $1,249,900 West Penn MLS
• 2025-03-03 Rental Removed $825 LEASESTAR
• 2025-03-03 Rental Removed $825 LEASESTAR
• 2025-03-02 Listed for Rent $825 LEASESTAR
• 2025-03-02 Listed for Rent $825 LEASESTAR
• 2025-01-12 Rental Removed $825 LEASESTAR
• 2025-01-12 Rental Removed $825 LEASESTAR
• 2025-01-11 Listed for Rent $825 LEASESTAR
• 2025-01-11 Listed for Rent $825 LEASESTAR
• 2024-12-07 Rental Removed $825 LEASESTAR
• 2024-12-07 Rental Removed $825 LEASESTAR
• 2024-12-07 Listed for Rent $825 LEASESTAR
• 2024-12-07 Listed for Rent $825 LEASESTAR
• 2024-12-03 Rental Removed $825 LEASESTAR
• 2024-12-03 Rental Removed $825 LEASESTAR
• 2024-12-03 Listed for Rent $825 LEASESTAR
• 2024-12-03 Listed for Rent $825 LEASESTAR
• 2024-11-23 Rental Removed $825 LEASESTAR
• 2024-11-23 Rental Removed $825 LEASESTAR
• 2024-11-23 Listed for Rent $825 LEASESTAR
• 2024-11-23 Listed for Rent $825 LEASESTAR
• 2024-11-13 Rental Removed $700 LEASESTAR
• 2024-10-26 Listed for Rent $700 LEASESTAR
• 2024-10-23 Rental Removed $700 LEASESTAR
• 2024-10-19 Contingent — West Penn MLS
• 2024-10-07 Rental Removed $700 LEASESTAR
• 2024-10-07 Listed for Rent $700 LEASESTAR
• 2024-10-02 Relisted — West Penn MLS
• 2024-09-12 Listed for Rent $500 LEASESTAR
• 2024-09-12 Rental Removed $700 LEASESTAR
• 2024-06-12 Rental Removed $700 LEASESTAR
• 2024-06-12 Listed for Rent $700 LEASESTAR
• 2024-05-31 Contingent — West Penn MLS
• 2024-05-30 Listed $1,125,000 West Penn MLS
• 2024-05-30 Listed for Rent $700 LEASESTAR
• 2024-05-30 Rental Removed $700 LEASESTAR
• 2024-05-23 Listed for Rent $700 LEASESTAR
• 2024-05-08 Rental Removed $700 LEASESTAR
• 2024-05-08 Listed for Rent $700 LEASESTAR
• 2024-04-27 Rental Removed $700 LEASESTAR
• 2024-03-20 Listed for Rent $700 LEASESTAR
• 2024-03-14 Rental Removed $825 LEASESTAR
• 2024-02-10 Price Changed $825 LEASESTAR
• 2024-02-08 Listed for Rent $750 LEASESTAR
• 2024-01-04 Rental Removed $750 LEASESTAR
• 2023-12-13 Listed for Rent $750 LEASESTAR
• 2022-05-13 Sold (Public Records) $875,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $16,926 · +2.4% YoY. Source: county tax records.