123 Union St · Uniontown, PA 15401

$189,900

4 bd · 1.0 ba · 2,144 sqft · SingleFamily public records · 20 Days on market

Built 1900 4,791 sqft lot Est $163k · 17% over

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Why this score? — see what drove the D- 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 +14.5/30.0
• DSCR +4.4/10.0
• 1% rule +3.5/10.0
• 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
• ARV discount +0.1/15.0

Listing remarks MLS

Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

Key facts

• Large center island
• Sliding barn door
• Granite countertops

Tags

• LUXURY VINYL PLANK FLOORING
• GRANITE COUNTERTOPS
• LARGE CENTER ISLAND
• STAINLESS STEEL APPLIANCES
• FLEXIBLE MAIN-FLOOR ROOM
• SLIDING BARN DOOR

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Home design: 2-story residence; Resale property
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Some electric appliances

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $43 ($520/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (14.9% below list).
• Recommended offer: $162k (14.9% below list) — sets the bar for 1% rule.

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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $165k; 15% 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 $161,634 (14.9% below list)

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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $162,944
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Lebanon Ave	0.45mi	4/2.0	2,098 (-2%)	10mo	$159,900	$76	64
105 Patty Dr	0.42mi	3/2.0 (-1)	2,198 (+2%)	6mo	$270,000	$123	63
122 Shaffer St	0.53mi	4/1.5	1,832 (-15%)	7mo	$75,000	$41	43
51 Francis St	0.65mi	3/3.0 (-1)	2,124 (-1%)	14mo	$280,000	$132	43
14 Leith St	0.70mi	4/2.0	1,848 (-14%)	10mo	$40,000	$22	32

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-28,035
• Equity at exit: $28,315

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-20,956
• Equity at exit: $16,419

Cash invested: $53,172 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $43

Break-even live

Break-even rent $1,561

Max offer price $189,900

Occupancy floor 92%

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: $47,475
• Closing costs: $5,697
• 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	43d	1	0.70mi
41 E Kerr St Uniontown, PA	5.0	2.0	2915	$1,100	$0.38	43d	1	1.08mi
189 Wiggins Ln Uniontown, PA	3.0	2.0	1663	$2,300	$1.38	43d	1	1.43mi

Listing history 31 events

1. 2026-06-18
   days on market $189,900 Active 20 DOM
2. 2026-06-17
   days on market $189,900 Active 19 DOM
3. 2026-06-16
   days on market $189,900 Active 18 DOM
4. 2026-06-15
   days on market $189,900 Active 17 DOM
5. 2026-06-13
   days on market $189,900 Active 15 DOM
6. 2026-06-12
   days on market $189,900 Active 14 DOM
7. 2026-06-09
   days on market $189,900 Active 11 DOM
8. 2026-06-08
   days on market $189,900 Active 10 DOM
9. 2026-06-08
   days on market $189,900 Active 9 DOM
10. 2026-06-07
    days on market $189,900 Active 8 DOM
11. 2026-06-04
    days on market $189,900 Active 5 DOM
12. 2026-06-02
    days on market $189,900 Active 4 DOM
13. 2026-06-01
    days on market $189,900 Active 3 DOM
14. 2026-05-31
    days on market $189,900 Active 2 DOM
15. 2026-05-27
    listed $189,900 Active
16. 2022-11-23
    soldstatus $165,000
17. 2022-11-04
    soldstatus $165,000 Closed 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

18. 2022-10-06
    status Pending 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

19. 2022-09-08
    historical Contingent 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

20. 2022-08-04
    price $165,000 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

21. 2022-07-07
    price $169,900 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

22. 2022-06-12
    price $179,900 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

23. 2022-06-01
    listed $185,000 Active 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

24. 2022-05-14
    price $185,000 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

25. 2022-05-11
    status Active 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

26. 2022-04-27
    historical Contingent 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

27. 2022-04-16
    price $189,000 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

28. 2022-04-05
    price $195,000 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

29. 2022-03-09
    price $199,000 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

30. 2022-02-25
    listed $205,000 Active 486-char remark

    Show marketing remark (486 chars)

    Exceptional, whole-house remodel with new windows, roof, kitchen, drywall, HVAC, hot water tank, doors, floorings and so much more. We would love for you to visit and fall in love with this home. Ceiling fans cool the relaxing front porch. Large rooms, new bathrooms and great closet space. The spacious, showcase kitchen boasts custom cabinets, stainless steel appliances and gorgeous granite counters. Second floor bedroom with en suite bath, great for guests, nursery or home office.

31. 2001-09-01
    soldstatus $28,500

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$549/yr (+$46/mo · 28.8%)

ⓘ 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: $19,396
• − Mortgage interest: −$10,637
• − Property taxes: −$1,903
• − Insurance: −$950
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,524
• Taxable loss: −$2,722
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $1,173/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

+566.3% since first listed

17 events — show timeline

• 2026-05-27 Listed $189,900 West Penn MLS
• 2022-11-23 Sold (Public Records) $165,000 Public Records
• 2022-11-04 Sold (MLS) $165,000 West Penn MLS
• 2022-10-06 Pending — West Penn MLS
• 2022-09-08 Contingent — West Penn MLS
• 2022-08-04 Price Changed $165,000 West Penn MLS
• 2022-07-07 Price Changed $169,900 West Penn MLS
• 2022-06-12 Price Changed $179,900 West Penn MLS
• 2022-06-01 Listed $185,000 West Penn MLS
• 2022-05-14 Price Changed $185,000 West Penn MLS
• 2022-05-11 Relisted — West Penn MLS
• 2022-04-27 Contingent — West Penn MLS
• 2022-04-16 Price Changed $189,000 West Penn MLS
• 2022-04-05 Price Changed $195,000 West Penn MLS
• 2022-03-09 Price Changed $199,000 West Penn MLS
• 2022-02-25 Listed $205,000 West Penn MLS
• 2001-09-01 Sold (Public Records) $28,500 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,903 · +2.4% YoY. Source: county tax records.