153 Hunting Creek Rd · Southpointe, PA 15317

$134,900

3 bd · 1.5 ba · 1,302 sqft · SingleFamily public records · 138 Days on market

Built 1970 1,542 sqft lot $104/sqft · 34% below area Est $205k · 34% under $45/mo HOA · 2% of rent

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +5.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 153 Hunting Creek Rd, a 3-bedroom, 1.5-bath townhouse nestled in the desirable Glenncannon Community of North Strabane. Offering 1,302 square feet of comfortable living space, this home blends functionality with convenience in a prime location. The main level features a spacious living area that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bath, while a convenient half bath serves the main floor. Enjoy your morning coffee or unwind in the evenings in the enclosed screened porch, overlooking a peaceful setting. Additional highlights include a 1-car garage with extra storage and low-maintenance townhouse living. Ideally located minutes from Route 19 and Interstate 79, this home offers easy access to shopping, dining, schools, and major commuting routes. Whether you’re a first-time buyer, downsizing, or investing, this Glenncannon townhouse is a fantastic opportunity to own in a sought-after community.

Key facts

• 1 car garage
• $45 HOA
• Garage

Tags

• ENCLOSED SCREENED PORCH
• 1 CAR GARAGE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% 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.
• Zoned schools: Borland Manor El Sch (math 52% / reading 72%, grade B, #313 of 1,518 statewide, top 24%, 263 students, 21% FRL); 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: Rents soft (-2.3%/yr); 196 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $933 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 138 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $135k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.35% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $205,283
• List price: $134,900
• Delta: -34.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 W Fair Meadows Dr	0.37mi	3/1.5	1,350 (+4%)	4mo	$281,700	$209	74
120 Galley Rd	0.14mi	2/2.0 (-1)	1,250 (-4%)	14mo	$225,000	$180	68
163 Hunting Creek Rd	0.04mi	3/2.0	1,428 (+10%)	15mo	$293,000	$205	68
143 W Fair Meadows Dr	0.39mi	3/2.5	1,437 (+10%)	12mo	$280,000	$195	50
221 Dicio St	0.58mi	4/1.5 (+1)	1,352 (+4%)	15mo	$268,000	$198	49
105 Mockingbird Dr	0.40mi	3/2.5	1,474 (+13%)	9mo	$282,000	$191	48
311 Mcclelland Rd	0.63mi	3/2.0	1,467 (+13%)	6mo	$220,000	$150	42
351 Locust St	0.71mi	3/2.0	1,152 (-12%)	6mo	$240,000	$208	41
494 Hunting Creek Rd	0.62mi	3/2.5	1,412 (+8%)	18mo	$151,000	$107	38
220 Mcclelland Rd	0.75mi	4/2.0 (+1)	1,469 (+13%)	1mo	$265,000	$180	36

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,465
• Equity at exit: $20,114

10-year hold

• IRR: 8.1%
• Equity multiple: 1.53×
• Total profit: $19,879
• Equity at exit: $11,664

Cash invested: $37,772 (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: 196
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$707
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$56
• HOA: −$45
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $465

Break-even live

Break-even rent $1,230

Max offer price $134,900

Occupancy floor 69%

Sensitivity live

Price	-10% $541	-5% $503	+0% $465	+5% $427	+10% $388
Rent	-10% $321	-5% $393	+0% $465	+5% $537	+10% $608
Rate	-1.0pp $533	-0.5pp $499	base $465	+0.5pp $430	+1.0pp $394

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
456 Hunting Creek Rd Canonsburg, PA	2.0	1.5	1200	$1,450	$1.21	5d	1	0.60mi
456 Hunting Creek Rd Canonsburg, PA	2.0	1.5	1200	$1,450	$1.21	20d	1	0.60mi
456 Hunting Creek Rd Unit 456 Canonsburg, PA	2.0	1.5	1200	$1,450	$1.21	3d	1	0.60mi
320 Lakeside Dr N Canonsburg, PA	2.0	2.0	1512	$3,000	$1.98	3d	1	1.18mi
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	45d	1	1.41mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 18 events

1. 2026-06-21
   days on market $134,900 Active 138 DOM
2. 2026-06-18
   days on market $134,900 Active 135 DOM
3. 2026-06-17
   days on market $134,900 Active 134 DOM
4. 2026-06-16
   pricedays on market $134,900 Active 133 DOM
5. 2026-06-15
   days on market $144,900 Active 132 DOM
6. 2026-06-13
   days on market $144,900 Active 130 DOM
7. 2026-06-09
   days on market $144,900 Active 126 DOM
8. 2026-06-08
   days on market $144,900 Active 125 DOM
9. 2026-06-07
   days on market $144,900 Active 124 DOM
10. 2026-06-03
    days on market $144,900 Active 120 DOM
11. 2026-06-02
    days on market $144,900 Active 119 DOM
12. 2026-06-01
    days on market $144,900 Active 118 DOM
13. 2026-05-31
    days on market $144,900 Active 117 DOM
14. 2026-05-14
    price $144,900 1062-char remark

    Show marketing remark (1062 chars)

    Welcome home to 153 Hunting Creek Rd, a 3-bedroom, 1.5-bath townhouse nestled in the desirable Glenncannon Community of North Strabane. Offering 1,302 square feet of comfortable living space, this home blends functionality with convenience in a prime location. The main level features a spacious living area that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bath, while a convenient half bath serves the main floor. Enjoy your morning coffee or unwind in the evenings in the enclosed screened porch, overlooking a peaceful setting. Additional highlights include a 1-car garage with extra storage and low-maintenance townhouse living. Ideally located minutes from Route 19 and Interstate 79, this home offers easy access to shopping, dining, schools, and major commuting routes. Whether you’re a first-time buyer, downsizing, or investing, this Glenncannon townhouse is a fantastic opportunity to own in a sought-after community.

15. 2026-02-03
    listed $154,900 Active 1062-char remark

    Show marketing remark (1062 chars)

    Welcome home to 153 Hunting Creek Rd, a 3-bedroom, 1.5-bath townhouse nestled in the desirable Glenncannon Community of North Strabane. Offering 1,302 square feet of comfortable living space, this home blends functionality with convenience in a prime location. The main level features a spacious living area that flows seamlessly into the dining space and kitchen—perfect for everyday living or entertaining. Upstairs, you’ll find three generously sized bedrooms and a full bath, while a convenient half bath serves the main floor. Enjoy your morning coffee or unwind in the evenings in the enclosed screened porch, overlooking a peaceful setting. Additional highlights include a 1-car garage with extra storage and low-maintenance townhouse living. Ideally located minutes from Route 19 and Interstate 79, this home offers easy access to shopping, dining, schools, and major commuting routes. Whether you’re a first-time buyer, downsizing, or investing, this Glenncannon townhouse is a fantastic opportunity to own in a sought-after community.

16. 2003-09-15
    soldstatus $87,900
17. 2003-03-28
    soldstatus $87,900 173-char remark

    Show marketing remark (173 chars)

    Large 12x19 Covered sunroom off living room Finished gameroom and laundry room on lower level. Newer roof, soffit and Facia Approx 1995. Convenient location ot 19 & 79

18. 2003-02-19
    listed $87,900 173-char remark

    Show marketing remark (173 chars)

    Large 12x19 Covered sunroom off living room Finished gameroom and laundry room on lower level. Newer roof, soffit and Facia Approx 1995. Convenient location ot 19 & 79

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $2,045 · $170/mo
• Expected delta: +$87/yr (+$7/mo · 4.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥96°F today · 18 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: $21,822
• − Mortgage interest: −$7,556
• − Property taxes: −$1,958
• − Insurance: −$674
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − HOA: −$540
• − Depreciation: −$3,924
• Taxable income: $3,677
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $4,695/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 — Southpointe

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

Census & demographics

• County: Washington County · 106,469 people
• City population: 43,813
• 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

+64.8% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $144,900 West Penn MLS
• 2026-02-03 Listed $154,900 West Penn MLS
• 2003-09-15 Sold (Public Records) $87,900 Public Records
• 2003-03-28 Sold (MLS) $87,900 West Penn MLS
• 2003-02-19 Listed $87,900 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $1,958 · +3.0% YoY. Source: county tax records.