138 Church St · South Union, PA 15445

$140,000

3 bd · 2.0 ba · 1,812 sqft · SingleFamily public records · 262 Days on market

Built 1940 4,791 sqft lot $77/sqft · 39% below area Est $229k · 39% under ↓ 7% since listing

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• Appreciation +7.0/10.0
• 1% rule +6.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

Key facts

• Loft and workshop
• Black walnut mantle
• Walk in closets

Tags

• TWO STORY GARAGE
• LOFT AND WORKSHOP
• STONE GAS LOG FIREPLACE
• BLACK WALNUT MANTLE
• WALK IN CLOSETS
• CENTRAL AIR UNIT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• 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: 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.
• Market conditions: 22 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 201 units permitted in Fayette County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($968 loan paydown + $6k appreciation (4.0% local appreciation)).
• Fayette County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $50k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 262 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (median comp): $228,830
• List price: $140,000
• Delta: -38.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Paul St	0.20mi	3/1.5	1,910 (+5%)	9mo	$179,900	$94	72
125 Martha Ave	0.37mi	3/2.0	1,635 (-10%)	1mo	$272,000	$166	66
80 Baron Ct	0.63mi	3/2.0	1,825 (+1%)	9mo	$455,000	$249	62
137 Watson Dr	0.49mi	3/2.0	1,680 (-7%)	4mo	$255,000	$152	61
76 Baron Ct	0.62mi	3/2.0	1,893 (+4%)	3mo	$450,000	$238	61
113 Hopwood Fairchance Rd	0.21mi	3/2.0	2,048 (+13%)	11mo	$70,000	$34	59
140 Redstone Furnace Rd	0.51mi	3/2.0	1,606 (-11%)	2mo	$225,000	$140	56
145 Hutchinson St	0.65mi	3/2.5	1,830 (+1%)	13mo	$367,145	$201	55
1107 National Pike	0.57mi	3/2.0	1,712 (-6%)	12mo	$142,000	$83	54
80 Baron	0.65mi	3/2.0	1,700 (-6%)	9mo	$455,000	$268	52
210 Hopwood-clsprg Rd	0.66mi	2/1.0 (-1)	1,710 (-6%)	1mo	$214,000	$125	50
12 Gaddis St	0.58mi	3/2.0	1,958 (+8%)	13mo	$249,500	$127	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.07×
• Total profit: $41,880
• Equity at exit: $70,647

10-year hold

• IRR: 18.5%
• Equity multiple: 3.95×
• Total profit: $115,708
• Equity at exit: $115,282

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 15445

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $279

Break-even live

Break-even rent $1,247

Max offer price $140,000

Occupancy floor 78%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	43d	1	1.33mi

Listing history 23 events

1. 2026-06-18
   days on market $140,000 Active 262 DOM
2. 2026-06-17
   days on market $140,000 Active 261 DOM
3. 2026-06-16
   days on market $140,000 Active 260 DOM
4. 2026-06-15
   days on market $140,000 Active 259 DOM
5. 2026-06-13
   days on market $140,000 Active 257 DOM
6. 2026-06-12
   days on market $140,000 Active 256 DOM
7. 2026-06-09
   days on market $140,000 Active 253 DOM
8. 2026-06-08
   days on market $140,000 Active 252 DOM
9. 2026-06-08
   days on market $140,000 Active 251 DOM
10. 2026-06-07
    days on market $140,000 Active 250 DOM
11. 2026-06-04
    days on market $140,000 Active 247 DOM
12. 2026-06-02
    days on market $140,000 Active 246 DOM
13. 2026-06-01
    days on market $140,000 Active 245 DOM
14. 2026-05-31
    days on market $140,000 Active 244 DOM
15. 2026-04-24
    price $140,000 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

16. 2026-04-10
    price $145,000 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

17. 2026-01-24
    price $150,000 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

18. 2025-11-10
    price $165,000 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

19. 2025-10-27
    price $175,000 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

20. 2025-10-15
    price $185,000 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

21. 2025-09-29
    listed $190,000 Active 726-char remark

    Show marketing remark (726 chars)

    Don't miss out on this spacious 3-bdrm/2 bath home with a 2 car barn garage w/ loft in South Union Twp, within the Laurel Highlands School District. Garage backs up to an alley way. Main level features a 30 x 14 Living Room/Family Room with a stone, gas log fireplace, with a black walnut mantle. Master suite includes two walk-in closets, and an approx. 6 x 14 bathroom. Updates include: Central Air Unit (2024), new sliding glass doors/new screen doors with the built in screen on the front and back. Newer roof (11 years old). Removed carpeting throughout and installed new, laminate floors. Removed jetted tub. New privacy window in the bathroom in the master bedroom, and front yard landscaping. Home is being sold AS IS.

22. 2019-05-14
    soldstatus $125,000
23. 2017-01-23
    listed $149,900 352-char remark

    Show marketing remark (352 chars)

    Nice 2 story home in Historic Hopwood. Oversized living room with gas log fireplace highlighted with a solid Black Walnut mantle. Master bedroom and bath with jetted tub and shower. Bakers kitchen with double stack ovens and gas cook top. First floor laundry room. Nice big deck with a fenced in yard, complete with a 2 car detached garage with a loft.

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $2,314 · $193/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 ≥91°F today · 20 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: $19,200
• − Mortgage interest: −$7,842
• − Property taxes: −$2,314
• − Insurance: −$700
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,073
• Taxable income: $1,199
• Est. tax owed @ 24.0%: −$288
• After-tax cash flow: $3,056/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: Hopwood, PA
• Population (ZIP): 2,409

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Russian/Polish/Slavic 3% Spanish 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: ▲ 3.96%
• Current HPI: 225.4873
• 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

-6.6% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $140,000 West Penn MLS
• 2026-04-10 Price Changed $145,000 West Penn MLS
• 2026-01-24 Price Changed $150,000 West Penn MLS
• 2025-11-10 Price Changed $165,000 West Penn MLS
• 2025-10-27 Price Changed $175,000 West Penn MLS
• 2025-10-15 Price Changed $185,000 West Penn MLS
• 2025-09-29 Listed $190,000 West Penn MLS
• 2019-05-14 Sold (Public Records) $125,000 Public Records
• 2017-01-23 Listed $149,900 West Penn MLS

Property tax history

+3.6%/yr

Latest (2026): $2,314 · +0.0% YoY. Source: county tax records.