226 Elm St · Canonsburg, PA 15317

$119,900

3 bd · 1.5 ba · 1,240 sqft · SingleFamily public records · 57 Days on market

Built 1907 4,356 sqft lot $97/sqft · 31% below area Est $173k · 31% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CANON MCMILLAN SCHOOL DISTRICT . .. .. .. .. .. .. Welcome to this CHARMING and WELL MAINTAINED home located in a HIGHLY DESIRABLE AREA that is WALKABLE TO THE TOWN OF CANONSBURG with QUICK ACCESS TO I79, making daily COMMUTING, shopping, and dining simple and convenient. This QUAINT property offers the ideal blend of CHARACTER, FUNCTION, and OPPORTUNITY for both FIRST TIME HOMEBUYERS and INVESTORS or LANDLORDS seeking STRONG RENTAL APPEAL. Enjoy relaxing mornings on the INVITING FRONT PORCH and unwind in the evenings on the BACK PORCH overlooking a FLAT BACKYARD, ideal for outdoor entertaining, pets, or future improvements. The yard provides usable space that is highly desirable for both OWNER OCCUPANTS and TENANTS. Inside, you will find ORIGINAL INTERIOR DOORS that add timeless character along with HARDWOOD FLOORS UNDER CARPET ready to be uncovered and restored to their natural beauty. DOUBLE PANED WINDOWS bring in natural light while helping with energy efficiency. The home offers 1.5 BATHS, providing added convenience for daily living and guests. The FINISHED BASEMENT offers additional LIVING SPACE or a GAMEROOM, with WALK OUT ACCESS to the backyard, creating flexibility for entertaining, a home office, or potential separate living space. A simple update like painting the paneling can easily BRIGHTEN and MODERNIZE the space. The third bedroom has been creatively encapsulated, making it a FUN and UNIQUE space perfect for siblings, a playroom, or a cozy retreat. This flexible layout adds personality while still allowing options to suit your needs. Located just minutes from SOUTH CENTRAL ELEMENTARY and CANON MCMILLAN HIGH SCHOOL, this home offers CONVENIENCE for daily routines, schools, shopping, and dining. Whether you are a FIRST TIME BUYER looking for AFFORDABILITY and ROOM TO GROW, or an INVESTOR seeking a SOLID RENTAL with UPSIDE and LONG TERM VALUE, this property checks all the boxes with LOCATION, CHARACTER, and POTENTIAL. Do not miss this OPPORTUNITY to own a WELL KEPT home in a PRIME LOCATION with both immediate comfort and future possibilities.

Key facts

• Inviting front porch
• Double paned windows
• Flat backyard

Tags

• FLAT BACKYARD
• INVITING FRONT PORCH
• BACK PORCH
• ORIGINAL INTERIOR DOORS
• HARDWOOD FLOORS UNDER CARPET
• DOUBLE PANED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.7% 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.
• Market conditions: Rents soft (-2.3%/yr); 195 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $829 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

• It's been on market 57 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.37% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.30%
• DSCR: 1.77
• GRM: 6.1

CMA / ARV

• ARV (median comp): $172,685
• List price: $119,900
• Delta: -30.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Summit Ave	0.16mi	3/2.5	1,164 (-6%)	3mo	$116,000	$100	76
204 Orchard Ave	0.29mi	3/2.0	1,340 (+8%)	3mo	$201,000	$150	69
272 Latimer Ave	0.42mi	2/2.0 (-1)	1,283 (+4%)	8mo	$95,000	$74	61
628 Marple Ave	0.23mi	3/2.0	1,409 (+14%)	5mo	$224,000	$159	60
229 Murdock St	0.45mi	2/1.0 (-1)	1,184 (-4%)	6mo	$130,000	$110	60
27 E Pitt St	0.72mi	3/1.0	1,232 (-1%)	11mo	$120,000	$97	54
118 Oak Spring Rd	0.66mi	2/1.0 (-1)	1,176 (-5%)	1mo	$184,900	$157	53
222 Orchard Ave	0.28mi	4/1.0 (+1)	1,396 (+13%)	9mo	$166,000	$119	52
212 Glenn Ave	0.69mi	3/1.5	1,378 (+11%)	1mo	$258,000	$187	48
25 Iron St	0.37mi	2/2.0 (-1)	1,394 (+12%)	10mo	$168,000	$121	46
142 Alexander Ave	0.73mi	3/2.0	1,386 (+12%)	3mo	$216,000	$156	42
146 E College St	0.64mi	2/1.0 (-1)	1,120 (-10%)	9mo	$77,500	$69	40

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $3,090
• Equity at exit: $17,877

10-year hold

• IRR: 8.8%
• Equity multiple: 1.58×
• Total profit: $19,428
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $428

Break-even live

Break-even rent $1,099

Max offer price $119,900

Occupancy floor 69%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 W College St Apt 2 Canonsburg, PA	2.0	1.0	1000	$900	$0.90	43d	1	0.54mi
126 Smith St Canonsburg, PA	3.0	1.5	1134	$1,350	$1.19	1d	1	0.57mi
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	43d	1	0.74mi

Listing history 13 events

1. 2026-06-18
   days on market $119,900 Active 57 DOM
2. 2026-06-17
   days on market $119,900 Active 56 DOM
3. 2026-06-16
   days on market $119,900 Active 55 DOM
4. 2026-06-15
   days on market $119,900 Active 54 DOM
5. 2026-06-13
   days on market $119,900 Active 52 DOM
6. 2026-06-09
   days on market $119,900 Active 48 DOM
7. 2026-06-08
   days on market $119,900 Active 47 DOM
8. 2026-06-07
   days on market $119,900 Active 46 DOM
9. 2026-06-03
   days on market $119,900 Active 42 DOM
10. 2026-06-02
    days on market $119,900 Active 41 DOM
11. 2026-06-01
    days on market $119,900 Active 40 DOM
12. 2026-05-31
    days on market $119,900 Active 39 DOM
13. 2026-04-22
    listed $119,900 Active 2091-char remark

    Show marketing remark (2091 chars)

    CANON MCMILLAN SCHOOL DISTRICT . .. .. .. .. .. .. Welcome to this CHARMING and WELL MAINTAINED home located in a HIGHLY DESIRABLE AREA that is WALKABLE TO THE TOWN OF CANONSBURG with QUICK ACCESS TO I79, making daily COMMUTING, shopping, and dining simple and convenient. This QUAINT property offers the ideal blend of CHARACTER, FUNCTION, and OPPORTUNITY for both FIRST TIME HOMEBUYERS and INVESTORS or LANDLORDS seeking STRONG RENTAL APPEAL. Enjoy relaxing mornings on the INVITING FRONT PORCH and unwind in the evenings on the BACK PORCH overlooking a FLAT BACKYARD, ideal for outdoor entertaining, pets, or future improvements. The yard provides usable space that is highly desirable for both OWNER OCCUPANTS and TENANTS. Inside, you will find ORIGINAL INTERIOR DOORS that add timeless character along with HARDWOOD FLOORS UNDER CARPET ready to be uncovered and restored to their natural beauty. DOUBLE PANED WINDOWS bring in natural light while helping with energy efficiency. The home offers 1.5 BATHS, providing added convenience for daily living and guests. The FINISHED BASEMENT offers additional LIVING SPACE or a GAMEROOM, with WALK OUT ACCESS to the backyard, creating flexibility for entertaining, a home office, or potential separate living space. A simple update like painting the paneling can easily BRIGHTEN and MODERNIZE the space. The third bedroom has been creatively encapsulated, making it a FUN and UNIQUE space perfect for siblings, a playroom, or a cozy retreat. This flexible layout adds personality while still allowing options to suit your needs. Located just minutes from SOUTH CENTRAL ELEMENTARY and CANON MCMILLAN HIGH SCHOOL, this home offers CONVENIENCE for daily routines, schools, shopping, and dining. Whether you are a FIRST TIME BUYER looking for AFFORDABILITY and ROOM TO GROW, or an INVESTOR seeking a SOLID RENTAL with UPSIDE and LONG TERM VALUE, this property checks all the boxes with LOCATION, CHARACTER, and POTENTIAL. Do not miss this OPPORTUNITY to own a WELL KEPT home in a PRIME LOCATION with both immediate comfort and future possibilities.

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $1,753 · $146/mo
• Expected delta: +$142/yr (+$12/mo · 8.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $19,699
• − Mortgage interest: −$6,716
• − Property taxes: −$1,611
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,488
• Taxable income: $3,466
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $4,308/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

1 event — show timeline

• 2026-04-22 Listed $119,900 West Penn MLS

Property tax history

+8.6%/yr

Latest (2026): $1,611 · +4.5% YoY. Source: county tax records.