434 Cecil St · Canonsburg, PA 15317

$115,000

2 bd · 1.0 ba · 1,285 sqft · SingleFamily public records · 1 Days on market

Built 1940 6,080 sqft lot $89/sqft · 37% below area Est $183k · 37% under ↓ 17% since listing

---

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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

This adorable home is move in ready and offers one level living w/ 2 bedrooms and the full bath on the main floor. The covered porch offers a nice outdoor space to relax and welcomes you into the kitchen w/ gas stove included & pantry cupboard for extra storage. The charming arched doorway leads to the living room w/ tasteful dark stained hardwood floors. A small table could be added in the living room for a dining space if desired. The living room leads out to a small deck. 2 bedrooms are included on the main floor as well as a full bath w/ tub/shower. A cedar closet & linen closet provide nice storage space. Upstairs you'll find additional space for a 3rd and possible 4th bedroom or use the open space as a den/sitting room. The basement offers laundry space, workshop area, small storage room & door to the outside. The lot is a manageable size & includes 2 off street parking spaces. This house could be a great owner-occupied home or a nice rental property.

Key facts

• Covered porch
• Small deck
• Gas stove

Tags

• COVERED PORCH
• GAS STOVE
• PANTRY CUPBOARD
• ARCHED DOORWAY
• HARDWOOD FLOORS
• SMALL DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 10.7% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent is only 17% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $182,873
• List price: $115,000
• Delta: -31.65%
• 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
524 Tannehill St	0.23mi	3/1.0 (+1)	1,167 (-9%)	2mo	$87,500	$75	67
358 Ridge Ave	0.22mi	3/1.0 (+1)	1,176 (-8%)	6mo	$169,000	$144	66
105 Columbia Dr	0.43mi	3/2.0 (+1)	1,223 (-5%)	1mo	$320,000	$262	62
146 E College St	0.24mi	2/1.0	1,120 (-13%)	9mo	$77,500	$69	60
543 Euclid Ave	0.60mi	2/1.0	1,176 (-8%)	2mo	$170,000	$145	56
204 Orchard Ave	0.60mi	3/2.0 (+1)	1,340 (+4%)	3mo	$201,000	$150	54
409 Bluff St	0.67mi	3/2.5 (+1)	1,320 (+3%)	2mo	$245,000	$186	52
545 Julia Dr	0.66mi	3/2.0 (+1)	1,324 (+3%)	9mo	$260,000	$196	48
619 Moore Ave	0.64mi	3/2.0 (+1)	1,238 (-4%)	8mo	$275,000	$222	48
613 Duquesne Ave	0.66mi	2/2.0	1,424 (+11%)	1mo	$39,900	$28	46
632 Giffin Ave	0.70mi	2/2.0	1,120 (-13%)	1mo	$74,000	$66	41
1116 Martin Dr	0.67mi	3/1.0 (+1)	1,134 (-12%)	4mo	$320,000	$282	41

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,028
• Equity at exit: $17,147

10-year hold

• IRR: 9.8%
• Equity multiple: 1.65×
• Total profit: $21,046
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$603
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $427

Break-even live

Break-even rent $1,011

Max offer price $115,000

Occupancy floor 67%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Loubell Dr Unit 108 Canonsburg, PA	3.0	2.5	1760	$2,295	$1.30	16d	1	0.29mi
126 Smith St Canonsburg, PA	3.0	1.5	1134	$1,350	$1.19	2d	1	0.29mi
227 N Jefferson Ave Unit 2 Canonsburg, PA	1.0	1.0	900	$825	$0.92	20d	1	0.31mi
318 W College St Apt 2 Canonsburg, PA	2.0	1.0	1000	$900	$0.90	44d	1	0.63mi
236 Grace Ave Canonsburg, PA	3.0	2.0	1656	$1,800	$1.09	2d	1	0.78mi
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	44d	1	0.91mi

Listing history 13 events

1. 2026-06-18
   pricedays on marketlisting id $115,000 Active 1 DOM
2. 2026-06-09
   days on market $125,000 Active 179 DOM
3. 2026-06-08
   days on market $125,000 Active 178 DOM
4. 2026-06-07
   days on market $125,000 Active 177 DOM
5. 2026-06-03
   days on market $125,000 Active 173 DOM
6. 2026-06-02
   days on market $125,000 Active 172 DOM
7. 2026-06-01
   days on market $125,000 Active 171 DOM
8. 2026-05-31
   days on market $125,000 Active 170 DOM
9. 2026-05-13
   price $125,000 995-char remark

   Show marketing remark (995 chars)

   This adorable home is move in ready and offers one level living w/ 2 bedrooms and the full bath on the main floor. The covered porch offers a nice outdoor space to relax and welcomes you into the kitchen w/ gas stove included & pantry cupboard for extra storage. The charming arched doorway leads to the living room w/ tasteful dark stained hardwood floors. A small table could be added in the living room for a dining space if desired. The living room leads out to a small deck. 2 bedrooms are included on the main floor as well as a full bath w/ tub/shower. A cedar closet & linen closet provide nice storage space. Upstairs you'll find additional space for a 3rd and possible 4th bedroom or use the open space as a den/sitting room. The basement offers laundry space, workshop area, small storage room & door to the outside. The lot is a manageable size & includes 2 off street parking spaces. This house could be a great owner-occupied home or a nice rental property.

10. 2026-04-06
    status Active 995-char remark

    Show marketing remark (995 chars)

    This adorable home is move in ready and offers one level living w/ 2 bedrooms and the full bath on the main floor. The covered porch offers a nice outdoor space to relax and welcomes you into the kitchen w/ gas stove included & pantry cupboard for extra storage. The charming arched doorway leads to the living room w/ tasteful dark stained hardwood floors. A small table could be added in the living room for a dining space if desired. The living room leads out to a small deck. 2 bedrooms are included on the main floor as well as a full bath w/ tub/shower. A cedar closet & linen closet provide nice storage space. Upstairs you'll find additional space for a 3rd and possible 4th bedroom or use the open space as a den/sitting room. The basement offers laundry space, workshop area, small storage room & door to the outside. The lot is a manageable size & includes 2 off street parking spaces. This house could be a great owner-occupied home or a nice rental property.

11. 2026-03-24
    historical Contingent 995-char remark

    Show marketing remark (995 chars)

    This adorable home is move in ready and offers one level living w/ 2 bedrooms and the full bath on the main floor. The covered porch offers a nice outdoor space to relax and welcomes you into the kitchen w/ gas stove included & pantry cupboard for extra storage. The charming arched doorway leads to the living room w/ tasteful dark stained hardwood floors. A small table could be added in the living room for a dining space if desired. The living room leads out to a small deck. 2 bedrooms are included on the main floor as well as a full bath w/ tub/shower. A cedar closet & linen closet provide nice storage space. Upstairs you'll find additional space for a 3rd and possible 4th bedroom or use the open space as a den/sitting room. The basement offers laundry space, workshop area, small storage room & door to the outside. The lot is a manageable size & includes 2 off street parking spaces. This house could be a great owner-occupied home or a nice rental property.

12. 2026-01-21
    price $137,500 995-char remark

    Show marketing remark (995 chars)

    This adorable home is move in ready and offers one level living w/ 2 bedrooms and the full bath on the main floor. The covered porch offers a nice outdoor space to relax and welcomes you into the kitchen w/ gas stove included & pantry cupboard for extra storage. The charming arched doorway leads to the living room w/ tasteful dark stained hardwood floors. A small table could be added in the living room for a dining space if desired. The living room leads out to a small deck. 2 bedrooms are included on the main floor as well as a full bath w/ tub/shower. A cedar closet & linen closet provide nice storage space. Upstairs you'll find additional space for a 3rd and possible 4th bedroom or use the open space as a den/sitting room. The basement offers laundry space, workshop area, small storage room & door to the outside. The lot is a manageable size & includes 2 off street parking spaces. This house could be a great owner-occupied home or a nice rental property.

13. 2025-12-12
    listed $150,000 Active 995-char remark

    Show marketing remark (995 chars)

    This adorable home is move in ready and offers one level living w/ 2 bedrooms and the full bath on the main floor. The covered porch offers a nice outdoor space to relax and welcomes you into the kitchen w/ gas stove included & pantry cupboard for extra storage. The charming arched doorway leads to the living room w/ tasteful dark stained hardwood floors. A small table could be added in the living room for a dining space if desired. The living room leads out to a small deck. 2 bedrooms are included on the main floor as well as a full bath w/ tub/shower. A cedar closet & linen closet provide nice storage space. Upstairs you'll find additional space for a 3rd and possible 4th bedroom or use the open space as a den/sitting room. The basement offers laundry space, workshop area, small storage room & door to the outside. The lot is a manageable size & includes 2 off street parking spaces. This house could be a great owner-occupied home or a nice rental property.

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$22/yr (+$2/mo · 1.2%)

ⓘ 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 ≥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: $18,616
• − Mortgage interest: −$6,442
• − Property taxes: −$1,773
• − Insurance: −$575
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$3,345
• Taxable income: $3,502
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,281/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

-16.7% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $125,000 West Penn MLS
• 2026-04-06 Relisted — West Penn MLS
• 2026-03-24 Contingent — West Penn MLS
• 2026-01-21 Price Changed $137,500 West Penn MLS
• 2025-12-12 Listed $150,000 West Penn MLS

Property tax history

+3.2%/yr

Latest (2026): $1,773 · +4.5% YoY. Source: county tax records.