626 Giffin Ave · Canonsburg, PA 15317

$150,000

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 4 Days on market

Built 1900 4,199 sqft lot Est $152k · at est.

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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 +15.5/30.0
• ARV discount +8.0/15.0
• Schools +5.3/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 626 Giffin Ave. This home welcomes you with large rooms and new flooring throughout. Lower level walk out to the double lot. The rear deck is perfect for grilling out. Walking distance to Sarris Candy. Great starter home.

Key facts

• Front and rear decks
• Spacious kitchen
• Solar panels

Tags

• SPACIOUS KITCHEN
• FRONT AND REAR DECKS
• OVERSIZED FULL BATHROOM
• PARTIALLY FINISHED BASEMENT
• NEW ROOF
• SOLAR PANELS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story residential property; Resale condition
• Construction: Vinyl siding; Composition roof
• Exterior features: Public sewer; Public water

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Partially finished basement; Carpet, laminate, and vinyl flooring
• Laundry & utility: Some electric appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $60 ($717/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 $126k (15.9% below list).
• Recommended offer: $126k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.1% in Canonsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#127 in PA, #997 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F.
• Canon-Mcmillan SD (suburban): math 49% / reading 72% proficiency, ranked #66 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Canonsburg Ms (math 37% / reading 71%, grade B-, #82 of 512 statewide, top 16%, 777 students, 26% FRL); Canon-Mcmillan Shs (math 83%, 1,655 students, 26% FRL).
• Market conditions: Rents soft (-2.3%/yr); 196 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent is only 14% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $85k; list at $150k implies a 76% 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 $126,092 (15.9% 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $151,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Giffin Ave	0.20mi	2/1.0	960 (-6%)	2mo	$234,000	$244	79
604 Duquesne Ave	0.18mi	3/1.5 (+1)	1,008 (-2%)	4mo	$210,000	$208	79
632 Giffin Ave	0.02mi	2/2.0	1,120 (+9%)	1mo	$74,000	$66	79
502 Giffin Ave	0.21mi	2/1.0	960 (-6%)	3mo	$70,000	$73	78
534 Chartiers Ave	0.24mi	2/2.0	1,078 (+5%)	5mo	$150,000	$139	72
543 Euclid Ave	0.14mi	2/1.0	1,176 (+15%)	2mo	$170,000	$145	67
533 Mcnary St	0.17mi	3/2.0 (+1)	900 (-12%)	3mo	$205,000	$228	60
529 Craighead St	0.48mi	2/1.0	900 (-12%)	1mo	$133,000	$148	56
1116 Martin Dr	0.42mi	3/1.0 (+1)	1,134 (+11%)	4mo	$320,000	$282	54
523 Craighead St	0.49mi	2/2.0	911 (-11%)	4mo	$46,500	$51	52
817 Gladden Rd	0.38mi	3/2.0 (+1)	912 (-11%)	5mo	$200,000	$219	51
524 Tannehill St	0.50mi	3/1.0 (+1)	1,167 (+14%)	2mo	$87,500	$75	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-24,239
• Equity at exit: $22,365

10-year hold

• IRR: -14.5%
• Equity multiple: 0.27×
• Total profit: $-30,661
• Equity at exit: $12,969

Cash invested: $42,000 (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 15317

• Home prices YoY: -30.2%
• Rents YoY: -2.3%
• Active inventory: 196
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$787
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $60

Break-even live

Break-even rent $1,185

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $145	-5% $102	+0% $60	+5% $17	+10% $-25
Rent	-10% $-40	-5% $10	+0% $60	+5% $110	+10% $159
Rate	-1.0pp $135	-0.5pp $98	base $60	+0.5pp $21	+1.0pp $-19

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 Chartiers Ave Unit B Canonsburg, PA	1.0	1.0	800	$895	$1.12	12d	1	0.34mi
126 Smith St Canonsburg, PA	3.0	1.5	1134	$1,350	$1.19	3d	1	0.82mi
227 N Jefferson Ave Unit 2 Canonsburg, PA	1.0	1.0	900	$825	$0.92	21d	1	0.98mi
227 N Jefferson Ave Apt 3 Canonsburg, PA	1.0	1.0	750	$725	$0.97	12d	1	0.98mi
6 W Pike St Unit 16 Canonsburg, PA	1.0	1.0	850	$849	$1.00	19d	1	0.99mi
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	45d	1	1.15mi
422 Eagle Pointe Dr Canonsburg, PA	2.0	2.0	1325	$1,970	$1.49	3d	2	1.27mi
318 W College St Apt 2 Canonsburg, PA	2.0	1.0	1000	$900	$0.90	45d	1	1.30mi

Listing history 3 events

1. 2026-06-21
   days on market $150,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,709 · $142/mo
• Expected delta: +$661/yr (+$55/mo · 63.2%)

ⓘ 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: $15,131
• − Mortgage interest: −$8,402
• − Property taxes: −$1,047
• − Insurance: −$750
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$4,364
• Taxable loss: −$1,853
• Est. tax savings @ 24.0%: +$445
• After-tax cash flow: $1,162/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: Canon-Mcmillan SD
• NCES district ID: 4204890
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $62,946
• Composite: 52.63/100
• National rank: #1557
• State rank: #66 of 539 in PA

Livability — Canonsburg

• Score: 83/100
• State rank: #127
• US rank: #997

Category grades

Amenities F Commute A- Cost of living A+ Crime A+ Employment C Housing A+ Health & safety D+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canonsburg, PA
• County: Washington County · 106,469 people
• City population: 43,871
• Metro: Pittsburgh, PA
• Population (ZIP): 43,871
• Household income: $108,044
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 478.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 3% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Slovak 3% Serbian 2%
• Foreign-born: 4% · Canada, India
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.61%
• Current HPI: 256.016
• Rent YoY: ▼ -2.29%
• Metro: Pittsburgh, PA
• 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

+1400.0% since first listed

8 events — show timeline

• 2026-06-17 Listed $150,000 West Penn MLS
• 2020-01-28 Delisted — West Penn MLS
• 2019-08-26 Listed $109,900 West Penn MLS
• 2016-06-21 Sold (Public Records) $85,000 Public Records
• 2016-06-13 Sold (MLS) $85,000 West Penn MLS
• 2016-04-21 Contingent — West Penn MLS
• 2016-03-14 Listed $85,000 West Penn MLS
• 1995-04-25 Sold (Public Records) $10,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $1,047 · +4.5% YoY. Source: county tax records.