15 Montour St · Cecil, PA 15317

$234,900

6 bd · 2.0 ba · 2,195 sqft · SingleFamily public records · 98 Days on market

Built 1920 0.67 ac lot $107/sqft · 50% below area Est $469k · 50% under ↓ 6% since listing

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Schools +5.3/10.0
• 1% rule +4.4/10.0
• 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

Tucked away at the end of a quiet dead-end street in Canonsburg, this spacious 6-bedroom, 2-full-bath home offers privacy, character, and room to grow. Recent major updates include a brand-new roof and siding, along with new French drains and wall anchors, providing added structural stability and peace of mind for the next owner. Inside, many rooms showcase warm wood ceilings and stylish accent walls, giving the home unique character and charm throughout. The flexible layout offers six bedrooms, ideal for larger households, guest space, or home offices. Several rooms have been thoughtfully updated, blending modern touches with cozy details. Step outside to enjoy the new large deck, perfect for relaxing or entertaining while overlooking the peaceful surroundings. Located on a quiet dead-end street, the property also offers plenty of parking, a rare and convenient feature. With major exterior improvements, unique interior finishes, and generous living space, this home is a fantastic opportunity in the Canonsburg area close to shopping, dining, and major roadways.

Key facts

• New french drains
• New large deck
• New siding

Tags

• NEW ROOF
• NEW SIDING
• NEW FRENCH DRAINS
• NEW LARGE DECK
• QUIET DEAD-END STREET
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (5.8% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents soft (-2.3%/yr); 195 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 98 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (median comp): $469,124
• List price: $234,900
• Delta: -49.93%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.57×
• Total profit: $-28,603
• Equity at exit: $35,024

10-year hold

• IRR: -8.2%
• Equity multiple: 0.55×
• Total profit: $-29,561
• Equity at exit: $20,310

Cash invested: $65,772 (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: 195
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$168 /mo · $2,012/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $251

Break-even live

Break-even rent $1,895

Max offer price $234,900

Occupancy floor 84%

Sensitivity live

Price	-10% $384	-5% $318	+0% $251	+5% $185	+10% $118
Rent	-10% $76	-5% $164	+0% $251	+5% $338	+10% $426
Rate	-1.0pp $369	-0.5pp $311	base $251	+0.5pp $190	+1.0pp $128

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $234,900 Active 98 DOM
2. 2026-06-17
   days on market $234,900 Active 97 DOM
3. 2026-06-16
   days on market $234,900 Active 96 DOM
4. 2026-06-15
   days on market $234,900 Active 95 DOM
5. 2026-06-13
   days on market $234,900 Active 93 DOM
6. 2026-06-09
   days on market $234,900 Active 89 DOM
7. 2026-06-08
   days on market $234,900 Active 88 DOM
8. 2026-06-07
   days on market $234,900 Active 87 DOM
9. 2026-06-03
   days on market $234,900 Active 83 DOM
10. 2026-06-02
    days on market $234,900 Active 82 DOM
11. 2026-06-01
    days on market $234,900 Active 81 DOM
12. 2026-05-31
    days on market $234,900 Active 80 DOM
13. 2026-05-19
    status Active 1077-char remark

    Show marketing remark (1077 chars)

    Tucked away at the end of a quiet dead-end street in Canonsburg, this spacious 6-bedroom, 2-full-bath home offers privacy, character, and room to grow. Recent major updates include a brand-new roof and siding, along with new French drains and wall anchors, providing added structural stability and peace of mind for the next owner. Inside, many rooms showcase warm wood ceilings and stylish accent walls, giving the home unique character and charm throughout. The flexible layout offers six bedrooms, ideal for larger households, guest space, or home offices. Several rooms have been thoughtfully updated, blending modern touches with cozy details. Step outside to enjoy the new large deck, perfect for relaxing or entertaining while overlooking the peaceful surroundings. Located on a quiet dead-end street, the property also offers plenty of parking, a rare and convenient feature. With major exterior improvements, unique interior finishes, and generous living space, this home is a fantastic opportunity in the Canonsburg area close to shopping, dining, and major roadways.

14. 2026-05-07
    historical Contingent 1077-char remark

    Show marketing remark (1077 chars)

    Tucked away at the end of a quiet dead-end street in Canonsburg, this spacious 6-bedroom, 2-full-bath home offers privacy, character, and room to grow. Recent major updates include a brand-new roof and siding, along with new French drains and wall anchors, providing added structural stability and peace of mind for the next owner. Inside, many rooms showcase warm wood ceilings and stylish accent walls, giving the home unique character and charm throughout. The flexible layout offers six bedrooms, ideal for larger households, guest space, or home offices. Several rooms have been thoughtfully updated, blending modern touches with cozy details. Step outside to enjoy the new large deck, perfect for relaxing or entertaining while overlooking the peaceful surroundings. Located on a quiet dead-end street, the property also offers plenty of parking, a rare and convenient feature. With major exterior improvements, unique interior finishes, and generous living space, this home is a fantastic opportunity in the Canonsburg area close to shopping, dining, and major roadways.

15. 2026-04-24
    price $234,900 1077-char remark

    Show marketing remark (1077 chars)

    Tucked away at the end of a quiet dead-end street in Canonsburg, this spacious 6-bedroom, 2-full-bath home offers privacy, character, and room to grow. Recent major updates include a brand-new roof and siding, along with new French drains and wall anchors, providing added structural stability and peace of mind for the next owner. Inside, many rooms showcase warm wood ceilings and stylish accent walls, giving the home unique character and charm throughout. The flexible layout offers six bedrooms, ideal for larger households, guest space, or home offices. Several rooms have been thoughtfully updated, blending modern touches with cozy details. Step outside to enjoy the new large deck, perfect for relaxing or entertaining while overlooking the peaceful surroundings. Located on a quiet dead-end street, the property also offers plenty of parking, a rare and convenient feature. With major exterior improvements, unique interior finishes, and generous living space, this home is a fantastic opportunity in the Canonsburg area close to shopping, dining, and major roadways.

16. 2026-03-12
    listed $249,900 Active 1077-char remark

    Show marketing remark (1077 chars)

    Tucked away at the end of a quiet dead-end street in Canonsburg, this spacious 6-bedroom, 2-full-bath home offers privacy, character, and room to grow. Recent major updates include a brand-new roof and siding, along with new French drains and wall anchors, providing added structural stability and peace of mind for the next owner. Inside, many rooms showcase warm wood ceilings and stylish accent walls, giving the home unique character and charm throughout. The flexible layout offers six bedrooms, ideal for larger households, guest space, or home offices. Several rooms have been thoughtfully updated, blending modern touches with cozy details. Step outside to enjoy the new large deck, perfect for relaxing or entertaining while overlooking the peaceful surroundings. Located on a quiet dead-end street, the property also offers plenty of parking, a rare and convenient feature. With major exterior improvements, unique interior finishes, and generous living space, this home is a fantastic opportunity in the Canonsburg area close to shopping, dining, and major roadways.

ⓘ 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: $2,012 · $168/mo
• Projected year-2 tax: $2,861 · $238/mo
• Expected delta: +$850/yr (+$71/mo · 42.3%)

ⓘ 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 · 17 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: $26,558
• − Mortgage interest: −$13,158
• − Property taxes: −$2,012
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$6,833
• Taxable loss: −$869
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $3,221/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

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

Census & demographics

• Census place: Hendersonville, PA
• County: Washington County · 106,469 people
• 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

-6.0% since first listed

4 events — show timeline

• 2026-05-19 Relisted — West Penn MLS
• 2026-05-07 Contingent — West Penn MLS
• 2026-04-24 Price Changed $234,900 West Penn MLS
• 2026-03-12 Listed $249,900 West Penn MLS

Property tax history

+6.8%/yr

Latest (2026): $2,012 · +3.1% YoY. Source: county tax records.