500 Hayes Ave · Canton, PA 15301

$49,900

2 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 17 Days on market

Built 1920 2,522 sqft lot

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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 +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special at 500 Hayes Ave—a prime value-add opportunity ready for your next project. This property has been cleaned out and is ready for renovation, making it an ideal blank slate for investors looking to flip or build rental income. Features include public utilities and off-street parking availability, adding convenience and long-term appeal for future tenants or buyers. Located in Washington County just minutes from downtown Washington and major routes, the property offers access to local attractions such as Mingo Creek County Park and Cross Creek County Park with miles of trails and outdoor recreation, as well as popular destinations like the Pennsylvania Trolley Museum and

Key facts

• Popular destinations
• Outdoor recreation
• Miles of trails

Tags

• ACCESS TO LOCAL ATTRACTIONS
• MILES OF TRAILS
• OUTDOOR RECREATION
• POPULAR DESTINATIONS

Property features AI

Finance

• Financial info: Assessed value approximately $72,200; Annual taxes about $1,435

Exterior

• Home design: Single-family property
• Construction: Resale property
• Exterior features: Approximately 0.0579 acres lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 4.9% in Canton — 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 66/100 on livability (#1,074 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 163 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $345 of loan paydown is wiped out by about $1k 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 + 3.4% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $50k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.27% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.30%
• DSCR: 2.88
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $194,598
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
730 Buena Vista St	0.25mi	2/1.5	1,120 (-2%)	7mo	$189,500	$169	78
775 Wayne St	0.22mi	3/1.5 (+1)	1,172 (+3%)	3mo	$200,000	$171	75
120 Marra Ave	0.64mi	2/2.0	1,188 (+4%)	14mo	$210,000	$177	48
700 Wilmington St	0.30mi	2/2.0	972 (-15%)	15mo	$150,000	$154	45
90 Franklin Farms Rd	0.73mi	3/2.0 (+1)	1,170 (+3%)	10mo	$235,000	$201	44
76 Marra Ave	0.57mi	3/2.0 (+1)	1,284 (+13%)	5mo	$184,000	$143	39
114 Marra Ave	0.62mi	3/1.0 (+1)	1,035 (-9%)	14mo	$160,000	$155	39
174 Marra Ave	0.69mi	2/1.0	1,040 (-9%)	19mo	$215,000	$207	38
139 E Sunset Dr	0.72mi	3/2.0 (+1)	1,200 (+5%)	21mo	$240,000	$200	31
1 Elizabeth St	0.75mi	2/1.0	992 (-13%)	18mo	$112,500	$113	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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 39.5%
• Equity multiple: 2.70×
• Total profit: $23,766
• Equity at exit: $7,440

10-year hold

• IRR: 46.1%
• Equity multiple: 5.52×
• Total profit: $63,093
• Equity at exit: $4,314

Cash invested: $13,972 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 163
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $492

Break-even live

Break-even rent $509

Max offer price $49,900

Occupancy floor 52%

Sensitivity live

Price	-10% $521	-5% $507	+0% $492	+5% $478	+10% $464
Rent	-10% $403	-5% $448	+0% $492	+5% $537	+10% $582
Rate	-1.0pp $518	-0.5pp $505	base $492	+0.5pp $480	+1.0pp $466

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 W Chestnut St Washington, PA	2.0	1.0	1200	$950	$0.79	2d	1	0.73mi
410 W Hallam Ave Unit 410 Washington, PA	1.0	1.0	830	$850	$1.02	24d	1	0.89mi
235 W Chestnut St Washington, PA	1.0–3.0	1.0	975	$1,110	$1.14	2d	4	0.95mi
376 Maple Ave Washington, PA	3.0	1.0	1316	$1,950	$1.48	3d	1	1.11mi

Listing history 13 events

1. 2026-06-18
   days on market $49,900 Active 17 DOM
2. 2026-06-17
   days on market $49,900 Active 16 DOM
3. 2026-06-16
   days on market $49,900 Active 15 DOM
4. 2026-06-15
   days on market $49,900 Active 14 DOM
5. 2026-06-13
   days on market $49,900 Active 12 DOM
6. 2026-06-13
   days on market $49,900 Active 11 DOM
7. 2026-06-09
   days on market $49,900 Active 8 DOM
8. 2026-06-08
   days on market $49,900 Active 7 DOM
9. 2026-06-07
   days on market $49,900 Active 6 DOM
10. 2026-06-05
    days on market $49,900 Active 3 DOM
11. 2026-06-03
    days on market $49,900 Active 2 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $49,900 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: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,587
• − Mortgage interest: −$2,795
• − Property taxes: −$1,435
• − Insurance: −$250
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$1,452
• Taxable income: $5,482
• Est. tax owed @ 24.0%: −$1,316
• After-tax cash flow: $4,594/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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Canton

• Score: 66/100
• State rank: #1074
• US rank: #12136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

+117.0% since first listed

2 events — show timeline

• 2026-06-01 Listed $49,900 West Penn MLS
• 1999-12-20 Sold (Public Records) $23,000 Public Records

Property tax history

+6.6%/yr

Latest (2026): $1,435 · +2.0% YoY. Source: county tax records.