96 Linden Rd · North Strabane, PA 15317

$83,790

2 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 36 Days on market

Built 1980 0.55 ac lot $73/sqft · 68% below area ↓ 56% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

Key facts

• 0.55 acre lot
• Built 1980
• Listed 36 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Other water source
• Home design: Manufactured home; Fee simple ownership
• Construction: Estimated year built
• Exterior features: Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents soft (-2.3%/yr); 195 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $580 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $81,276 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.13% ✓
• Cap rate: 18.33%
• Cash-on-cash: 42.98%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $262,030
• List price: $83,790
• Delta: -68.02%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Smith Pl	0.53mi	3/2.0 (+1)	1,176 (+2%)	16mo	$225,000	$191	54
72 Fulton Rd	0.65mi	3/1.5 (+1)	1,274 (+11%)	19mo	$150,000	$118	29

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: 36.4%
• Equity multiple: 2.48×
• Total profit: $34,720
• Equity at exit: $12,493

10-year hold

• IRR: 41.5%
• Equity multiple: 4.37×
• Total profit: $78,980
• Equity at exit: $7,245

Cash invested: $23,461 (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: 195
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$439
• Tax from tax record: −$98 /mo · $1,182/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $840

Break-even live

Break-even rent $725

Max offer price $83,790

Occupancy floor 48%

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: $20,948
• Closing costs: $2,514
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	43d	1	0.97mi

Listing history 20 events

1. 2026-06-18
   days on market $83,790 Active 36 DOM
2. 2026-06-17
   days on market $83,790 Active 35 DOM
3. 2026-06-16
   days on market $83,790 Active 34 DOM
4. 2026-06-15
   days on market $83,790 Active 33 DOM
5. 2026-06-13
   days on market $83,790 Active 31 DOM
6. 2026-06-09
   days on market $83,790 Active 27 DOM
7. 2026-06-08
   days on market $83,790 Active 26 DOM
8. 2026-06-07
   days on market $83,790 Active 25 DOM
9. 2026-06-03
   days on market $83,790 Active 21 DOM
10. 2026-06-02
    days on market $83,790 Active 20 DOM
11. 2026-06-01
    days on market $83,790 Active 19 DOM
12. 2026-05-31
    days on market $83,790 Active 18 DOM
13. 2026-05-13
    listed $83,790 Active 631-char remark
14. 2023-08-22
    historical Expired 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

15. 2023-08-10
    price $154,900 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

16. 2023-08-01
    price $174,900 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

17. 2023-07-24
    price $184,900 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

18. 2023-07-06
    status Active 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

19. 2023-06-30
    historical Contingent 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

20. 2023-06-28
    listed $190,900 Active 230-char remark

    Show marketing remark (230 chars)

    Do not miss this 3 bedroom 2 bath rancher on . 55 acres with a partially finished basement and shed. With 1152 sqft of living area this house is ready for your final touches. We are aware of an odor coming from the stained carpet.

ⓘ 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: $1,182 · $98/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$71/yr (+$6/mo · 6.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,464
• − Mortgage interest: −$4,694
• − Property taxes: −$1,182
• − Insurance: −$419
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$2,438
• Taxable income: $9,298
• Est. tax owed @ 24.0%: −$2,232
• After-tax cash flow: $7,851/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 — North Strabane

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Washington County · 106,469 people
• 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

-56.1% since first listed

8 events — show timeline

• 2026-05-13 Listed $83,790 BRIGHT MLS
• 2023-08-22 Delisted — West Penn MLS
• 2023-08-10 Price Changed $154,900 West Penn MLS
• 2023-08-01 Price Changed $174,900 West Penn MLS
• 2023-07-24 Price Changed $184,900 West Penn MLS
• 2023-07-06 Relisted — West Penn MLS
• 2023-06-30 Contingent — West Penn MLS
• 2023-06-28 Listed $190,900 West Penn MLS

Property tax history

+2.9%/yr

Latest (2026): $1,182 · +3.0% YoY. Source: county tax records.