66 Market St · Union City, PA 16438

$74,900

3 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 10 Days on market

Built 1900 0.37 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity! Occupy one unit while renting the other out or enjoy a turnkey investment. Duplex on a large lot, newer windows and roof, hardwood floors. Decent size backyard, deep lot.

Key facts

• Newer roof
• Large lot
• Turnkey investment

Tags

• INVESTMENT OPPORTUNITY
• TURNKEY INVESTMENT
• LARGE LOT
• NEWER WINDOWS
• NEWER ROOF
• HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Annual tax listed

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property
• Construction: Frame construction with vinyl siding; Composition and metal roofing
• Exterior features: Paved road access; R-2 zoning

Interior

• Kitchen: Range/oven (Unit 1); Range/oven and refrigerator (Unit 2)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 2 bathrooms
• Heating & cooling: Forced air heating; No cooling
• Interior features: Forced air heating
• Laundry & utility: Laundry facilities in Unit 2

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 71/100 on livability (#707 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Union City Area SD (town): math 34% / reading 51% proficiency, ranked #323 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Erie County population projected at -14% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $64k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.72% ✓
• Cap rate: 14.95%
• Cash-on-cash: 30.92%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $192,888
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 2nd Ave	0.42mi	3/2.0	1,960 (-4%)	4mo	$198,000	$101	70
46 Putnam St	0.12mi	3/2.0	1,859 (-9%)	12mo	$180,000	$97	69
41 Warden St	0.25mi	2/1.0 (-1)	1,854 (-10%)	10mo	$28,000	$15	54
108 S Main St	0.64mi	3/2.0	2,257 (+10%)	5mo	$139,000	$62	50
133 E High St	0.44mi	4/2.5 (+1)	1,958 (-5%)	20mo	$185,000	$94	49

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $22,274
• Equity at exit: $11,168

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $63,695
• Equity at exit: $6,476

Cash invested: $20,972 (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 16438

• Home prices YoY: -9.8%
• Active inventory: 41
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $540

Break-even live

Break-even rent $607

Max offer price $74,900

Occupancy floor 53%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $74,900 Active 10 DOM
2. 2026-06-17
   days on market $74,900 Active 9 DOM
3. 2026-06-16
   days on market $74,900 Active 8 DOM
4. 2026-06-16
   remarks 210-char remark
5. 2026-06-15
   days on market $74,900 Active 7 DOM
6. 2026-06-13
   remarks 207-char remark
7. 2026-06-13
   days on market $74,900 Active 5 DOM
8. 2026-06-12
   days on market $74,900 Active 4 DOM
9. 2026-06-09
   remarks 204-char remark
10. 2026-06-09
    listed $74,900 Active 1 DOM

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: +$257/yr (+$21/mo · 38.5%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,494
• − Mortgage interest: −$4,196
• − Property taxes: −$669
• − Insurance: −$374
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,179
• Taxable income: $5,598
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,141/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: Union City Area SD
• NCES district ID: 4224090
• Math proficiency: 34% ▼ -10.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $44,275
• Composite: 35.96/100
• National rank: #4797
• State rank: #323 of 539 in PA

Livability — Union City

• Score: 71/100
• State rank: #707
• US rank: #6992

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, PA
• City population: 7,489
• Population (ZIP): 7,489

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Slovak 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.30%
• Current HPI: 215.3389
• 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

+149.7% since first listed

8 events — show timeline

• 2026-06-08 Listed $74,900 GEBOR
• 2023-03-28 Sold (Public Records) $64,000 Public Records
• 2023-03-27 Sold (MLS) $64,000 GEBOR
• 2023-02-28 Pending — GEBOR
• 2023-02-26 Price Changed $64,900 GEBOR
• 2023-01-25 Price Changed $69,900 GEBOR
• 2023-01-06 Listed $74,900 GEBOR
• 1992-12-30 Sold (Public Records) $30,000 Public Records

Property tax history

-1.0%/yr

Latest (2026): $669 · -29.8% YoY. Source: county tax records.