7 S Jacob St · Uniontown, PA 15401

$79,900

2 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 244 Days on market

Built 1948 5,370 sqft lot $57/sqft · 34% below area Est $121k · 34% under

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• 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

Listing remarks MLS

Adorable home or rental with very cool unique layout needs a little tlc to make great again. Large living room, fantastic dining room, cute kitchen, very spacious bedroom sizes. Fantastic covered back porch overlooking nice little yard. Conveniently located very short drive to heart of Uniontown, shopping, restaurants, etc.

Key facts

• Unique layout
• Covered back porch
• 5,370 sq ft lot

Tags

• UNIQUE LAYOUT
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $74 ($894/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 $77k (3.2% below list).
• Recommended offer: $70k (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: 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 $552 of loan paydown is wiped out by about $2k 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 244 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1948 — 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 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: 0.97% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $120,869
• List price: $79,900
• Delta: -33.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
348 N Gallatin Ave	0.59mi	3/1.0 (+1)	1,456 (+4%)	3mo	$65,000	$45	59
23 Coolidge St	0.59mi	3/1.5 (+1)	1,450 (+3%)	3mo	$184,900	$128	58
10 Coolidge St	0.57mi	3/1.5 (+1)	1,352 (-4%)	3mo	$215,000	$159	57
15 Reppert Blvd	0.74mi	3/1.0 (+1)	1,440 (+2%)	6mo	$159,500	$111	51
60 Feathers Ave	0.70mi	3/1.0 (+1)	1,228 (-13%)	3mo	$15,000	$12	39
328 N Gallatin Ave	0.56mi	3/1.5 (+1)	1,200 (-15%)	10mo	$75,750	$63	34
50 Reppert Blvd	0.74mi	3/2.5 (+1)	1,344 (-4%)	16mo	$156,900	$117	34
64 Reppert Blvd	0.74mi	3/1.5 (+1)	1,504 (+7%)	23mo	$125,000	$83	28

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-8,200
• Equity at exit: $11,913

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,023
• Equity at exit: $6,908

Cash invested: $22,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $773 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $74

Break-even live

Break-even rent $679

Max offer price $79,900

Occupancy floor 85%

Sensitivity live

Price	-10% $120	-5% $97	+0% $74	+5% $52	+10% $29
Rent	-10% $13	-5% $44	+0% $74	+5% $105	+10% $136
Rate	-1.0pp $115	-0.5pp $95	base $74	+0.5pp $54	+1.0pp $33

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Locust St Uniontown, PA	2.0	1.0	1080	$720	$0.67	44d	1	0.18mi
27 E Kerr St Unit B Uniontown, PA	3.0	1.0	1248	$800	$0.64	44d	1	0.33mi
16 Trader St Uniontown, PA	2.0	2.0	1158	$875	$0.76	44d	1	0.53mi

Listing history 18 events

1. 2026-06-08
   days on market $79,900 Active 244 DOM
2. 2026-06-08
   days on market $79,900 Active 243 DOM
3. 2026-06-07
   days on market $79,900 Active 242 DOM
4. 2026-06-04
   days on market $79,900 Active 239 DOM
5. 2026-06-02
   days on market $79,900 Active 238 DOM
6. 2026-06-01
   days on market $79,900 Active 237 DOM
7. 2026-05-31
   days on market $79,900 Active 236 DOM
8. 2025-10-07
   listed $79,900 Active 325-char remark

   Show marketing remark (325 chars)

   Adorable home or rental with very cool unique layout needs a little tlc to make great again. Large living room, fantastic dining room, cute kitchen, very spacious bedroom sizes. Fantastic covered back porch overlooking nice little yard. Conveniently located very short drive to heart of Uniontown, shopping, restaurants, etc.

9. 2024-09-25
   historical Expired
10. 2024-09-04
    price $89,000
11. 2024-09-04
    price $89,000
12. 2024-06-06
    price $100,000
13. 2024-06-06
    price $100,000
14. 2024-05-13
    listed $109,000 Active
15. 2024-05-13
    listed $109,000 Active
16. 2019-12-30
    soldstatus $77,000
17. 2019-12-20
    soldstatus $77,000
18. 2019-06-21
    listed $79,900

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$126/yr (+$11/mo · 12.5%)

ⓘ 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: $9,280
• − Mortgage interest: −$4,476
• − Property taxes: −$1,010
• − Insurance: −$400
• − Repairs & maintenance: −$742
• − Management: −$742
• − Depreciation: −$2,324
• Taxable loss: −$414
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $993/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

+0.0% since first listed

11 events — show timeline

• 2025-10-07 Listed $79,900 West Penn MLS
• 2024-09-25 Delisted — West Penn MLS
• 2024-09-04 Price Changed $89,000 West Penn MLS
• 2024-09-04 Price Changed $89,000 NCWVREIN
• 2024-06-06 Price Changed $100,000 NCWVREIN
• 2024-06-06 Price Changed $100,000 West Penn MLS
• 2024-05-13 Listed $109,000 West Penn MLS
• 2024-05-13 Listed $109,000 NCWVREIN
• 2019-12-30 Sold (Public Records) $77,000 Public Records
• 2019-12-20 Sold (MLS) $77,000 West Penn MLS
• 2019-06-21 Listed $79,900 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $1,010 · +2.4% YoY. Source: county tax records.