72 W Craig St · Uniontown, PA 15401

$144,900

4 bd · 2.0 ba · 2,686 sqft · MultiFamily public records · 259 Days on market

Built 1900 9,692 sqft 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Turnkey multi-unit current usage Airbnb is a proven performer in a high-demand location! A prime investment opportunity with this fully furnished, short or long term rental property, this ready for immediate business operation offers a consistent income stream with a proven track record of excellent occupancy rates and five star reviews. Skip the setup phase and start earning from day one! Charming 3 bedroom up/down units upgraded with equipped kitchens and laundries, private parking, smart locks, walkable access to dining, shops and recreation! Perfect location for tourists, business travelers, and weekend getaways! This isn't just an investment property, it's a lifestyle business!

Key facts

• Multi-unit
• Fully furnished
• 9,692 sq ft lot

Tags

• MULTI-UNIT
• INVESTMENT OPPORTUNITY
• FULLY FURNISHED
• SHORT OR LONG TERM RENTAL
• IMMEDIATE BUSINESS OPERATION
• CONSISTENT INCOME STREAM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% 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: 145 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $145k implies a 163% 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 $127,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 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 1900 — 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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.82%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.47×
• Total profit: $19,249
• Equity at exit: $21,605

10-year hold

• IRR: 20.9%
• Equity multiple: 2.77×
• Total profit: $71,892
• Equity at exit: $12,528

Cash invested: $40,572 (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: 17.0×

Monthly cashflow live

• Estimated rent: $2,132 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$194 /mo · $2,325/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $670

Break-even live

Break-even rent $1,284

Max offer price $144,900

Occupancy floor 64%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$2,130
Total (3 units)			$2,132

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.64mi
41 E Kerr St Uniontown, PA	5.0	2.0	2915	$1,100	$0.38	43d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $144,900 Active 259 DOM
2. 2026-06-17
   days on market $144,900 Active 258 DOM
3. 2026-06-16
   days on market $144,900 Active 257 DOM
4. 2026-06-15
   days on market $144,900 Active 256 DOM
5. 2026-06-13
   days on market $144,900 Active 254 DOM
6. 2026-06-12
   days on market $144,900 Active 253 DOM
7. 2026-06-09
   days on market $144,900 Active 250 DOM
8. 2026-06-08
   days on market $144,900 Active 249 DOM
9. 2026-06-08
   days on market $144,900 Active 248 DOM
10. 2026-06-07
    days on market $144,900 Active 247 DOM
11. 2026-06-04
    days on market $144,900 Active 244 DOM
12. 2026-06-02
    days on market $144,900 Active 243 DOM
13. 2026-06-01
    days on market $144,900 Active 242 DOM
14. 2026-05-31
    days on market $144,900 Active 241 DOM
15. 2025-10-09
    price $144,900 692-char remark

    Show marketing remark (692 chars)

    Turnkey multi-unit current usage Airbnb is a proven performer in a high-demand location! A prime investment opportunity with this fully furnished, short or long term rental property, this ready for immediate business operation offers a consistent income stream with a proven track record of excellent occupancy rates and five star reviews. Skip the setup phase and start earning from day one! Charming 3 bedroom up/down units upgraded with equipped kitchens and laundries, private parking, smart locks, walkable access to dining, shops and recreation! Perfect location for tourists, business travelers, and weekend getaways! This isn't just an investment property, it's a lifestyle business!

16. 2025-10-02
    listed $164,900 Active 692-char remark

    Show marketing remark (692 chars)

    Turnkey multi-unit current usage Airbnb is a proven performer in a high-demand location! A prime investment opportunity with this fully furnished, short or long term rental property, this ready for immediate business operation offers a consistent income stream with a proven track record of excellent occupancy rates and five star reviews. Skip the setup phase and start earning from day one! Charming 3 bedroom up/down units upgraded with equipped kitchens and laundries, private parking, smart locks, walkable access to dining, shops and recreation! Perfect location for tourists, business travelers, and weekend getaways! This isn't just an investment property, it's a lifestyle business!

17. 2022-12-20
    soldstatus $55,000
18. 2022-12-14
    soldstatus $55,000 Closed 312-char remark

    Show marketing remark (312 chars)

    Ready-to-go investment property in the City of Uniontown. Just around the corner Ben Franklin School is where you will find this multi-family home. Two 2-bedroom units with replacement windows throughout, separated utilities, 2 car garage and wrap around porch. Close to schools, shopping, restaurants, and more!

19. 2022-11-26
    status Pending 312-char remark

    Show marketing remark (312 chars)

    Ready-to-go investment property in the City of Uniontown. Just around the corner Ben Franklin School is where you will find this multi-family home. Two 2-bedroom units with replacement windows throughout, separated utilities, 2 car garage and wrap around porch. Close to schools, shopping, restaurants, and more!

20. 2022-10-25
    listed $59,900 Active 312-char remark

    Show marketing remark (312 chars)

    Ready-to-go investment property in the City of Uniontown. Just around the corner Ben Franklin School is where you will find this multi-family home. Two 2-bedroom units with replacement windows throughout, separated utilities, 2 car garage and wrap around porch. Close to schools, shopping, restaurants, and more!

ⓘ 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: $2,325 · $194/mo
• Projected year-2 tax: $2,325 · $194/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 ≥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: $25,584
• − Mortgage interest: −$8,117
• − Property taxes: −$2,325
• − Insurance: −$724
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − Depreciation: −$4,215
• Taxable income: $6,109
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $6,577/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

+141.9% since first listed

6 events — show timeline

• 2025-10-09 Price Changed $144,900 West Penn MLS
• 2025-10-02 Listed $164,900 West Penn MLS
• 2022-12-20 Sold (Public Records) $55,000 Public Records
• 2022-12-14 Sold (MLS) $55,000 West Penn MLS
• 2022-11-26 Pending — West Penn MLS
• 2022-10-25 Listed $59,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $2,325 · +2.4% YoY. Source: county tax records.