189 S Mount Vernon Ave · Uniontown, PA 15401

$92,900

4 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 57 Days on market

Built 1900 6,259 sqft lot $50/sqft · 54% 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
• 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

Listing remarks MLS

this is an estate property being sold as is condition no repairs being made by the estate

Key facts

• 6,259 sq ft lot
• Built 1900
• Listed 57 days

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition
• Construction: Slate roof
• Exterior features: Off-street parking; On-street parking

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced-air heating; Wall/window cooling units
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $90k (3.0% 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: 147 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $642 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 $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $93k implies a 446% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $90,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.77% ✓
• Cap rate: 14.75%
• Cash-on-cash: 30.19%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (median comp): $202,715
• List price: $92,900
• Delta: -54.17%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Shaffer St	0.14mi	4/1.5	1,832 (-1%)	7mo	$75,000	$41	84
120 Shaffer St	0.15mi	4/1.0	1,680 (-9%)	7mo	$75,000	$45	72
158 Clarendon Ave	0.32mi	3/2.5 (-1)	1,800 (-3%)	2mo	$120,000	$67	68
49 Lebanon Ave	0.21mi	4/2.0	1,748 (-5%)	20mo	$155,000	$89	61
59 Lebanon Ave	0.20mi	4/2.0	2,098 (+14%)	10mo	$159,900	$76	56
59 Dixon Blvd	0.35mi	4/1.5	1,648 (-11%)	21mo	$193,000	$117	46
161 Dixon Blvd	0.58mi	3/1.5 (-1)	1,756 (-5%)	17mo	$155,000	$88	43
5 William Penn St	0.54mi	3/2.0 (-1)	1,625 (-12%)	10mo	$360,000	$222	38
100 Molly St	0.68mi	3/2.5 (-1)	1,644 (-11%)	2mo	$278,000	$169	37
18 Jamison Rd	0.59mi	3/2.0 (-1)	1,680 (-9%)	15mo	$189,900	$113	36
71 Francis St	0.73mi	3/2.5 (-1)	1,680 (-9%)	21mo	$245,000	$146	22

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: 24.8%
• Equity multiple: 2.02×
• Total profit: $26,660
• Equity at exit: $13,852

10-year hold

• IRR: 32.6%
• Equity multiple: 3.96×
• Total profit: $77,006
• Equity at exit: $8,032

Cash invested: $26,012 (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: $1,648 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $655

Break-even live

Break-even rent $819

Max offer price $92,900

Occupancy floor 55%

Sensitivity live

Price	-10% $707	-5% $681	+0% $655	+5% $628	+10% $602
Rent	-10% $524	-5% $589	+0% $655	+5% $720	+10% $785
Rate	-1.0pp $701	-0.5pp $678	base $655	+0.5pp $630	+1.0pp $606

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Leith St Uniontown, PA	4.0	2.0	1848	$1,600	$0.87	44d	1	1.05mi
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	44d	1	1.17mi
27 E Kerr St Unit B Uniontown, PA	3.0	1.0	1248	$800	$0.64	44d	1	1.26mi

Listing history 19 events

1. 2026-06-21
   days on market $92,900 Active 57 DOM
2. 2026-06-18
   days on market $92,900 Active 55 DOM
3. 2026-06-17
   days on market $92,900 Active 54 DOM
4. 2026-06-16
   days on market $92,900 Active 53 DOM
5. 2026-06-15
   days on market $92,900 Active 52 DOM
6. 2026-06-13
   days on market $92,900 Active 50 DOM
7. 2026-06-12
   days on market $92,900 Active 49 DOM
8. 2026-06-09
   days on market $92,900 Active 46 DOM
9. 2026-06-08
   days on market $92,900 Active 45 DOM
10. 2026-06-08
    days on market $92,900 Active 44 DOM
11. 2026-06-07
    days on market $92,900 Active 43 DOM
12. 2026-06-04
    days on market $92,900 Active 40 DOM
13. 2026-06-02
    pricedays on market $92,900 Active 39 DOM
14. 2026-06-01
    days on market $99,900 Active 38 DOM
15. 2026-05-31
    days on market $99,900 Active 37 DOM
16. 2026-04-24
    listed $99,900 Active 720-char remark
17. 2010-06-04
    soldstatus $17,000 89-char remark

    Show marketing remark (89 chars)

    this is an estate property being sold as is condition no repairs being made by the estate

18. 2010-06-03
    soldstatus $17,000
19. 2010-03-23
    listed $39,900 89-char remark

    Show marketing remark (89 chars)

    this is an estate property being sold as is condition no repairs being made by the estate

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$6/yr (+$1/mo · 0.4%)

ⓘ 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: $19,772
• − Mortgage interest: −$5,204
• − Property taxes: −$1,455
• − Insurance: −$464
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$2,703
• Taxable income: $6,782
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $6,226/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

+132.8% since first listed

5 events — show timeline

• 2026-06-01 Price Changed $92,900 West Penn MLS
• 2026-04-24 Listed $99,900 West Penn MLS
• 2010-06-04 Sold (MLS) $17,000 West Penn MLS
• 2010-06-03 Sold (Public Records) $17,000 Public Records
• 2010-03-23 Listed $39,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $1,455 · +2.4% YoY. Source: county tax records.