615 Morgantown Rd · South Union, PA 15401

$110,000

4 bd · 1.5 ba · 1,832 sqft · Manufactured public records · 9 Days on market

Built 1945 0.33 ac lot $60/sqft · 57% below area

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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 +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.9/10.0

Listing remarks MLS

Spacious 4 Bedroom well maintained, situated on . 33 of an acre in South Union Township. This home features hardwood floors throughout, living room fireplace and built in's, first floor laundry, nice rear sunroom, off street parking and detached garage, all located in a desirable neighborhood, nice rear yard. Move in ready in one of the area's most sought after neighborhoods, close shopping and major highways and Laurel Highlands School District. Great find!

Key facts

• Rear sunroom
• Off street parking
• First floor laundry

Tags

• HARDWOOD FLOORS
• LIVING ROOM FIREPLACE
• FIRST FLOOR LAUNDRY
• REAR SUNROOM
• OFF STREET PARKING
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage; Off-street parking (total 2 spaces)
• Utilities: Public water; Public sewer
• Home design: Two-story property; Resale condition
• Construction: Vinyl siding; Metal roof
• Exterior features: Lot approximately 0.33 acres; Lot dimensions: 54 x 397 x 54 x 286

Interior

• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Carpet flooring; Hardwood flooring; Vinyl flooring; Full unfinished basement with walk-out access; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

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: Hatfield El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 326 students, 43% FRL); 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: 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1945 — 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: 1.79% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.71%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $254,792
• List price: $110,000
• Delta: -52.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.05×
• Total profit: $32,413
• Equity at exit: $16,401

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $93,004
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $788

Break-even live

Break-even rent $968

Max offer price $110,000

Occupancy floor 55%

Sensitivity live

Price	-10% $851	-5% $819	+0% $788	+5% $757	+10% $726
Rent	-10% $633	-5% $711	+0% $788	+5% $866	+10% $944
Rate	-1.0pp $844	-0.5pp $816	base $788	+0.5pp $760	+1.0pp $731

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	45d	1	0.90mi
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	45d	1	1.07mi

Listing history 28 events

1. 2026-06-21
   days on market $110,000 Active 9 DOM
2. 2026-06-21
   days on market $110,000 Active 8 DOM
3. 2026-06-18
   days on market $110,000 Active 6 DOM
4. 2026-06-17
   days on market $110,000 Active 5 DOM
5. 2026-06-16
   days on market $110,000 Active 4 DOM
6. 2026-06-15
   days on market $110,000 Active 3 DOM
7. 2026-06-12
   days on marketlisting id $110,000 Active 1 DOM

   Show marketing remark (462 chars)

   Spacious 4 Bedroom well maintained, situated on . 33 of an acre in South Union Township. This home features hardwood floors throughout, living room fireplace and built in's, first floor laundry, nice rear sunroom, off street parking and detached garage, all located in a desirable neighborhood, nice rear yard. Move in ready in one of the area's most sought after neighborhoods, close shopping and major highways and Laurel Highlands School District. Great find!

8. 2026-06-09
   days on market $110,000 Active 361 DOM
9. 2026-06-08
   days on market $110,000 Active 360 DOM
10. 2026-06-08
    days on market $110,000 Active 359 DOM
11. 2026-06-07
    pricedays on market $110,000 Active 358 DOM
12. 2026-06-04
    days on market $119,900 Active 355 DOM
13. 2026-06-02
    days on market $119,900 Active 354 DOM
14. 2026-06-01
    days on market $119,900 Active 353 DOM
15. 2026-05-31
    days on market $119,900 Active 352 DOM
16. 2026-02-09
    price $119,900 462-char remark

    Show marketing remark (462 chars)

    Spacious 4 Bedroom well maintained, situated on . 33 of an acre in South Union Township. This home features hardwood floors throughout, living room fireplace and built in's, first floor laundry, nice rear sunroom, off street parking and detached garage, all located in a desirable neighborhood, nice rear yard. Move in ready in one of the area's most sought after neighborhoods, close shopping and major highways and Laurel Highlands School District. Great find!

17. 2025-12-08
    price $129,900 462-char remark

    Show marketing remark (462 chars)

    Spacious 4 Bedroom well maintained, situated on . 33 of an acre in South Union Township. This home features hardwood floors throughout, living room fireplace and built in's, first floor laundry, nice rear sunroom, off street parking and detached garage, all located in a desirable neighborhood, nice rear yard. Move in ready in one of the area's most sought after neighborhoods, close shopping and major highways and Laurel Highlands School District. Great find!

18. 2025-08-25
    price $140,000 462-char remark

    Show marketing remark (462 chars)

    Spacious 4 Bedroom well maintained, situated on . 33 of an acre in South Union Township. This home features hardwood floors throughout, living room fireplace and built in's, first floor laundry, nice rear sunroom, off street parking and detached garage, all located in a desirable neighborhood, nice rear yard. Move in ready in one of the area's most sought after neighborhoods, close shopping and major highways and Laurel Highlands School District. Great find!

19. 2025-06-12
    listed $150,000 Active 462-char remark

    Show marketing remark (462 chars)

    Spacious 4 Bedroom well maintained, situated on . 33 of an acre in South Union Township. This home features hardwood floors throughout, living room fireplace and built in's, first floor laundry, nice rear sunroom, off street parking and detached garage, all located in a desirable neighborhood, nice rear yard. Move in ready in one of the area's most sought after neighborhoods, close shopping and major highways and Laurel Highlands School District. Great find!

20. 2018-07-02
    soldstatus $50,000
21. 2018-06-29
    soldstatus $50,000 393-char remark

    Show marketing remark (393 chars)

    Rich in charm, this 4 bedroom is right around the corner from everything you need and everywhere you want to be! Living room with fireplace, original hardwood floors and Oak woodwork, main level laundry, newer furnace with central air and detached garage! Newer windows on 2nd level, 100 gal hot water heater, newer roof on garage. Within 1/2 mile of shops, restaurants, services and grocers.

22. 2018-05-09
    listed $55,000 393-char remark

    Show marketing remark (393 chars)

    Rich in charm, this 4 bedroom is right around the corner from everything you need and everywhere you want to be! Living room with fireplace, original hardwood floors and Oak woodwork, main level laundry, newer furnace with central air and detached garage! Newer windows on 2nd level, 100 gal hot water heater, newer roof on garage. Within 1/2 mile of shops, restaurants, services and grocers.

23. 2010-04-27
    soldstatus $44,000
24. 2010-04-23
    soldstatus $44,000
25. 2010-03-03
    listed $44,900
26. 1999-05-24
    soldstatus $78,500
27. 1999-05-10
    soldstatus $81,000
28. 1999-02-24
    listed $88,500

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,723 · $144/mo
• Expected delta: +$15/yr (+$1/mo · 0.9%)

ⓘ 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: $23,595
• − Mortgage interest: −$6,162
• − Property taxes: −$1,709
• − Insurance: −$550
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$3,200
• Taxable income: $8,199
• Est. tax owed @ 24.0%: −$1,968
• After-tax cash flow: $7,491/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

• Census place: Leith-Hatfield, 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

+24.3% since first listed

16 events — show timeline

• 2026-06-12 Delisted — West Penn MLS
• 2026-06-12 Listed $110,000 West Penn MLS
• 2026-06-05 Price Changed $110,000 West Penn MLS
• 2026-02-09 Price Changed $119,900 West Penn MLS
• 2025-12-08 Price Changed $129,900 West Penn MLS
• 2025-08-25 Price Changed $140,000 West Penn MLS
• 2025-06-12 Listed $150,000 West Penn MLS
• 2018-07-02 Sold (Public Records) $50,000 Public Records
• 2018-06-29 Sold (MLS) $50,000 West Penn MLS
• 2018-05-09 Listed $55,000 West Penn MLS
• 2010-04-27 Sold (MLS) $44,000 West Penn MLS
• 2010-04-23 Sold (Public Records) $44,000 Public Records
• 2010-03-03 Listed $44,900 West Penn MLS
• 1999-05-24 Sold (MLS) $78,500 West Penn MLS
• 1999-05-10 Sold (Public Records) $81,000 Public Records
• 1999-02-24 Listed $88,500 West Penn MLS

Property tax history

+3.6%/yr

Latest (2026): $1,709 · +0.0% YoY. Source: county tax records.