478 Cecil Henderson Rd · Cecil-Bishop, PA 15321

$250,000

3 bd · 2.5 ba · 1,344 sqft · SingleFamily public records · 94 Days on market

Built 1976 0.40 ac lot Est $280k · 11% under

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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 +12.3/15.0
• Cash flow +6.6/30.0
• Schools +5.3/10.0
• Appreciation +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Mostly level 3 bedroom ranch * 2 full baths located on the 1st floor * Laundry - washer & dryer located on the main floor * Beautiful level property * Oversized 2 car int/grg with rear entry * Updated kitchen - open to the 1st floor family room * Sliding glass door onto an oversized rear deck - overlooking the level rear yard * Loads of natural light * Over sized basement with powder room and 2 exits onto the rear patio * Ranches are hard to find - do not miss this opportunity to own this beautiful home!

Key facts

• Oversized rear deck
• One-floor living
• Updated kitchen

Tags

• ONE-FLOOR LIVING
• MAIN-FLOOR LAUNDRY
• UPDATED KITCHEN
• OVERSIZED REAR DECK
• EXPANSIVE LEVEL BACKYARD
• OVERSIZED INTEGRAL GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-409 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (36.9% below list).
• Recommended offer: $158k (36.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• 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: 10 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($2k loan paydown + $-470 appreciation (-0.2% local appreciation)).
• 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 94 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $157,818 (36.9% 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. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $279,552
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Hickory Grade Rd	0.06mi	3/3.0	1,334 (-1%)	2mo	$430,000	$322	92
124 Valleycrest Dr	0.57mi	3/3.0	1,372 (+2%)	7mo	$336,900	$246	62
393 Cecil Henderson Rd	0.32mi	3/2.0	1,455 (+8%)	11mo	$315,000	$216	60
74 Windcrest	0.44mi	3/2.5	1,511 (+12%)	1mo	$305,000	$202	58
308 Elm Dr	0.29mi	3/2.0	1,263 (-6%)	24mo	$162,000	$128	55
268 Parkwood Cir	0.14mi	3/2.5	1,513 (+13%)	24mo	$315,000	$208	53
126 Woodlawn Ave	0.63mi	2/1.5 (-1)	1,295 (-4%)	5mo	$190,000	$147	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.49×
• Total profit: $-35,583
• Equity at exit: $70,249

10-year hold

• IRR: -4.7%
• Equity multiple: 0.51×
• Total profit: $-34,277
• Equity at exit: $82,594

Cash invested: $70,000 (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 15321

• Home prices YoY: -0.1%
• Active inventory: 10
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$241 /mo · $2,886/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-409

Break-even live

Break-even rent $2,096

Max offer price $177,756

Occupancy floor —

Sensitivity live

Price	-10% $-267	-5% $-338	+0% $-409	+5% $-480	+10% $-550
Rent	-10% $-534	-5% $-471	+0% $-409	+5% $-347	+10% $-284
Rate	-1.0pp $-283	-0.5pp $-345	base $-409	+0.5pp $-474	+1.0pp $-540

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 McConnell Rd Cecil, PA	2.0	1.0	900	$850	$0.94	5d	1	1.17mi
1000 Meadow Ln Canonsburg, PA	1.0–3.0	1.0–2.0	1127	$2,295	$2.04	3d	24	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $250,000 Active 94 DOM
2. 2026-06-18
   days on market $250,000 Active 91 DOM
3. 2026-06-17
   days on market $250,000 Active 90 DOM
4. 2026-06-16
   days on market $250,000 Active 89 DOM
5. 2026-06-15
   days on market $250,000 Active 88 DOM
6. 2026-06-13
   days on market $250,000 Active 86 DOM
7. 2026-06-09
   days on market $250,000 Active 82 DOM
8. 2026-06-08
   days on market $250,000 Active 81 DOM
9. 2026-06-07
   days on market $250,000 Active 80 DOM
10. 2026-06-03
    days on market $250,000 Active 76 DOM
11. 2026-06-02
    days on market $250,000 Active 75 DOM
12. 2026-06-01
    days on market $250,000 Active 74 DOM
13. 2026-05-31
    days on market $250,000 Active 73 DOM
14. 2026-03-19
    historical Expired 515-char remark

    Show marketing remark (740 chars)

    This beautifully maintained level 3-bedroom ranch offers effortless one-floor living with 2 full baths, a convenient main-floor laundry with washer and dryer, and an updated kitchen that opens to the bright first-floor family room. A sliding glass door leads to an oversized rear deck overlooking the expansive, level backyard, while abundant natural light fills the home throughout. Additional highlights include an oversized 2-car integral garage with rear entry, a spacious basement with a powder room and two walk-out exits to the rear patio, updated electrical service, and the peace of mind of a passed dye test. Ranch homes are rare and highly sought after—don’t miss this opportunity to own a truly exceptional property.

15. 2026-03-19
    listed $250,000 Active 740-char remark

    Show marketing remark (740 chars)

    This beautifully maintained level 3-bedroom ranch offers effortless one-floor living with 2 full baths, a convenient main-floor laundry with washer and dryer, and an updated kitchen that opens to the bright first-floor family room. A sliding glass door leads to an oversized rear deck overlooking the expansive, level backyard, while abundant natural light fills the home throughout. Additional highlights include an oversized 2-car integral garage with rear entry, a spacious basement with a powder room and two walk-out exits to the rear patio, updated electrical service, and the peace of mind of a passed dye test. Ranch homes are rare and highly sought after—don’t miss this opportunity to own a truly exceptional property.

16. 2026-03-18
    status Active 515-char remark

    Show marketing remark (515 chars)

    Mostly level 3 bedroom ranch * 2 full baths located on the 1st floor * Laundry - washer & dryer located on the main floor * Beautiful level property * Oversized 2 car int/grg with rear entry * Updated kitchen - open to the 1st floor family room * Sliding glass door onto an oversized rear deck - overlooking the level rear yard * Loads of natural light * Over sized basement with powder room and 2 exits onto the rear patio * Ranches are hard to find - do not miss this opportunity to own this beautiful home!

17. 2026-01-05
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Mostly level 3 bedroom ranch * 2 full baths located on the 1st floor * Laundry - washer & dryer located on the main floor * Beautiful level property * Oversized 2 car int/grg with rear entry * Updated kitchen - open to the 1st floor family room * Sliding glass door onto an oversized rear deck - overlooking the level rear yard * Loads of natural light * Over sized basement with powder room and 2 exits onto the rear patio * Ranches are hard to find - do not miss this opportunity to own this beautiful home!

18. 2025-12-30
    listed $250,000 Active 515-char remark

    Show marketing remark (515 chars)

    Mostly level 3 bedroom ranch * 2 full baths located on the 1st floor * Laundry - washer & dryer located on the main floor * Beautiful level property * Oversized 2 car int/grg with rear entry * Updated kitchen - open to the 1st floor family room * Sliding glass door onto an oversized rear deck - overlooking the level rear yard * Loads of natural light * Over sized basement with powder room and 2 exits onto the rear patio * Ranches are hard to find - do not miss this opportunity to own this beautiful home!

ⓘ 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: $2,886 · $241/mo
• Projected year-2 tax: $3,418 · $285/mo
• Expected delta: +$532/yr (+$44/mo · 18.4%)

ⓘ 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 · 16 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: $18,938
• − Mortgage interest: −$14,004
• − Property taxes: −$2,886
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$7,273
• Taxable loss: −$9,505
• Est. tax savings @ 24.0%: +$2,281
• After-tax cash flow: $-2,626/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 — Cecil-Bishop

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

Census & demographics

• Census place: Cecil-Bishop, PA
• City population: 1,859
• Population (ZIP): 1,859

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Asian 1%
• Common ancestry: Slovak 5% Romanian 3% Serbian 3%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Other Asian/Pacific 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: ▼ -0.19%
• Current HPI: 186.3669
• 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

5 events — show timeline

• 2026-03-19 Listed $250,000 West Penn MLS
• 2026-03-19 Delisted — West Penn MLS
• 2026-03-18 Relisted — West Penn MLS
• 2026-01-05 Pending — West Penn MLS
• 2025-12-30 Listed $250,000 West Penn MLS

Property tax history

+4.8%/yr

Latest (2026): $2,886 · +3.1% YoY. Source: county tax records.