211 Greenwood Dr · Canonsburg, PA 15317

$219,000

3 bd · 2.5 ba · 1,380 sqft · Townhouse public records · 18 Days on market

Built 1987 8,712 sqft lot Est $257k · 15% under $250/mo HOA · 12% of rent

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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).

• ARV discount +14.1/15.0
• Cash flow +12.4/30.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low Maintenance Condo In An Awesome Location. This End Unit Features Beautiful Hardwood Floors Throughout, Cozy Log Burning Fireplace In the Living, Great Back Patio With Level Yard.

Key facts

• Concrete patio
• Privacy fence
• Large laundry room

Tags

• CONVENIENT PANTRY
• CONCRETE PATIO
• HUGE SIDE YARD
• PRIVACY FENCE
• LARGE LAUNDRY ROOM
• ABUNDANT STORAGE SPACE

Property features AI

Finance

• HOA & community: Association fees billed monthly

Exterior

• Parking: Attached garage with garage door opener; Built-in parking (1 total space)
• Utilities: Public water; Public sewer
• Home design: Two stories; Resale property; Asphalt roof
• Construction: Brick and stucco construction
• Exterior features: Walk-out basement; Lot roughly 0.2 acres

Interior

• Kitchen: Some gas appliances; Dishwasher; Disposal; Microwave; Refrigerator; Stove
• Bedrooms: Upper-level bedrooms (multiple) — includes at least two upper-level bedrooms
• Flooring: Ceramic tile; Hardwood; Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced-air heating (gas); Central air conditioning (electric)
• Interior features: Kitchen island; Pantry; Window treatments; Multi-pane windows; Screens
• Laundry & utility: Washer; Dryer; Lower-level laundry room; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $219k.

Deal economics

• At list price, monthly cash flow is $-36 ($-431/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (3.9% below list).
• Recommended offer: $210k (3.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Borland Manor El Sch (math 52% / reading 72%, grade B, #313 of 1,518 statewide, top 24%, 263 students, 21% FRL); 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 18 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $140k; list at $219k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $210,456 (3.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.96% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.70%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $256,680
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Greenwood Dr	0.05mi	3/2.5	1,376 (-0%)	18mo	$215,000	$156	82
208 Queens Ct	0.12mi	3/2.0	1,447 (+5%)	16mo	$215,000	$149	71
221 Persimmon Ln	0.62mi	3/2.5	1,320 (-4%)	5mo	$265,000	$201	60
215 Persimmon Ln	0.61mi	3/2.5	1,460 (+6%)	6mo	$265,000	$182	57
243 Persimmon Ln	0.67mi	3/2.5	1,416 (+3%)	17mo	$263,000	$186	50
227 Persimmon Ln	0.63mi	3/2.5	1,320 (-4%)	20mo	$274,000	$208	47
1041 Bayberry Dr	0.56mi	3/2.5	1,240 (-10%)	14mo	$275,000	$222	46

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: -21.2%
• Equity multiple: 0.29×
• Total profit: $-43,799
• Equity at exit: $32,654

10-year hold

• IRR: -25.5%
• Equity multiple: -0.05×
• Total profit: $-64,332
• Equity at exit: $18,935

Cash invested: $61,320 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$91
• HOA: −$250
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-36

Break-even live

Break-even rent $2,150

Max offer price $212,650

Occupancy floor 97%

Sensitivity live

Price	-10% $88	-5% $26	+0% $-36	+5% $-98	+10% $-160
Rent	-10% $-202	-5% $-119	+0% $-36	+5% $47	+10% $130
Rate	-1.0pp $74	-0.5pp $20	base $-36	+0.5pp $-93	+1.0pp $-150

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	45d	1	0.13mi
126 Smith St Canonsburg, PA	3.0	1.5	1134	$1,350	$1.19	3d	1	0.52mi
108 Loubell Dr Unit 108 Canonsburg, PA	3.0	2.5	1760	$2,295	$1.30	18d	1	0.58mi
318 W College St Apt 2 Canonsburg, PA	2.0	1.0	1000	$900	$0.90	45d	1	1.05mi
236 Grace Ave Canonsburg, PA	3.0	2.0	1656	$1,800	$1.09	3d	1	1.29mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 10 events

1. 2026-06-21
   days on market $219,000 Active 18 DOM
2. 2026-06-18
   days on market $219,000 Active 15 DOM
3. 2026-06-17
   days on market $219,000 Active 14 DOM
4. 2026-06-16
   days on market $219,000 Active 13 DOM
5. 2026-06-15
   days on market $219,000 Active 12 DOM
6. 2026-06-13
   days on market $219,000 Active 10 DOM
7. 2026-06-09
   days on market $219,000 Active 6 DOM
8. 2026-06-08
   pricedays on market $219,000 Active 5 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $229,000 Active 4 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: $2,506 · $209/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$477/yr (+$40/mo · 19.0%)

ⓘ 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 3/10 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: $25,255
• − Mortgage interest: −$12,267
• − Property taxes: −$2,506
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$3,000
• − Depreciation: −$6,371
• Taxable loss: −$4,025
• Est. tax savings @ 24.0%: +$966
• After-tax cash flow: $535/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

• 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

+83.3% since first listed

11 events — show timeline

• 2026-06-02 Listed $229,000 West Penn MLS
• 2015-06-17 Sold (Public Records) $140,000 Public Records
• 2015-06-16 Sold (MLS) $140,000 West Penn MLS
• 2015-05-27 Pending — West Penn MLS
• 2015-04-10 Listed — West Penn MLS
• 2008-02-06 Sold (Public Records) $122,500 Public Records
• 2008-02-05 Sold (MLS) $122,500 West Penn MLS
• 2007-08-28 Listed $129,500 West Penn MLS
• 2004-09-01 Sold (Public Records) $121,000 Public Records
• 2004-08-26 Sold (MLS) $121,000 West Penn MLS
• 2004-06-19 Listed $124,900 West Penn MLS

Property tax history

-0.4%/yr

Latest (2026): $2,506 · +3.0% YoY. Source: county tax records.