446 Crosby Dr · Canonsburg, PA 15317

$159,000

2 bd · 1.5 ba · 980 sqft · SingleFamily public records · 121 Days on market

Built 1979 4,356 sqft lot $162/sqft · 6% below area Est $169k · 6% under

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Why this score? — see what drove the F 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).

• ARV discount +10.2/15.0
• Cash flow +6.5/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +1.5/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and updated townhome in the Canon-McMillan School District offering comfort, convenience, and move-in-ready condition. Located within walking distance to Town Park and just minutes from shopping, dining, and commuter routes. Recent updates include new luxury vinyl plank flooring, new carpeting, and a refreshed kitchen, giving the home a clean, modern feel throughout. The main level features an open living and dining layout with great natural light and functional living space. Upstairs you’ll find three bedrooms and a full bathroom, while the lower level offers additional flexibility with an additional room, laundry area, and one-car integral garage. A private backyard provides outdoor space to relax or entertain. A well-rounded home offering space, updates, and location.

Key facts

• New carpeting
• Private backyard
• Refreshed kitchen

Tags

• CANON-MCMILLAN SCHOOL DISTRICT
• WALKING DISTANCE TO TOWN PARK
• NEW CARPETING
• REFRESHED KITCHEN
• OPEN LIVING AND DINING LAYOUT
• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (34.7% below list).
• Recommended offer: $104k (34.7% below list) — sets the bar for 1% rule.

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 21d 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 12% 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 $1k of loan paydown is wiped out by about $5k 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 121 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $103,846 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 4.29%
• Cash-on-cash: -7.15%
• DSCR: 0.68
• GRM: 12.8

CMA / ARV

• ARV (median comp): $169,010
• List price: $159,000
• Delta: -5.92%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Church Way	0.22mi	2/1.5	968 (-1%)	8mo	$25,000	$26	81
407 Greenside Ave	0.28mi	2/1.5	1,008 (+3%)	4mo	$220,000	$218	79
228 Thornwood Dr	0.14mi	2/2.0	1,040 (+6%)	11mo	$215,000	$207	72
16 Chestnut	0.21mi	2/1.0	903 (-8%)	7mo	$76,000	$84	69
220 Elm St	0.66mi	2/1.0	1,024 (+4%)	0mo	$146,000	$143	60
529 Craighead St	0.56mi	2/1.0	900 (-8%)	1mo	$133,000	$148	57
523 Craighead St	0.57mi	2/2.0	911 (-7%)	4mo	$46,500	$51	56
218 E Pitt St	0.49mi	2/1.0	1,058 (+8%)	7mo	$180,000	$170	56
255 Vine St	0.59mi	2/1.0	928 (-5%)	8mo	$160,000	$172	55
434 Bluff St	0.29mi	2/1.0	851 (-13%)	11mo	$174,900	$206	54
146 E College St	0.45mi	2/1.0	1,120 (+14%)	9mo	$77,500	$69	46
419 Canyon Dr	0.41mi	3/2.0 (+1)	1,120 (+14%)	11mo	$187,500	$167	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: -32.0%
• Equity multiple: -0.03×
• Total profit: $-45,692
• Equity at exit: $23,707

10-year hold

• IRR: -57.7%
• Equity multiple: -0.65×
• Total profit: $-73,268
• Equity at exit: $13,747

Cash invested: $44,520 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,038 high
• Mortgage (P&I): −$834
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-265

Break-even live

Break-even rent $1,374

Max offer price $112,150

Occupancy floor —

Sensitivity live

Price	-10% $-175	-5% $-220	+0% $-265	+5% $-310	+10% $-355
Rent	-10% $-347	-5% $-306	+0% $-265	+5% $-224	+10% $-183
Rate	-1.0pp $-185	-0.5pp $-225	base $-265	+0.5pp $-306	+1.0pp $-348

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 N Jefferson Ave Unit 2 Canonsburg, PA	1.0	1.0	900	$825	$0.92	20d	1	0.11mi
227 N Jefferson Ave Apt 3 Canonsburg, PA	1.0	1.0	750	$725	$0.97	11d	1	0.11mi
318 W College St Apt 2 Canonsburg, PA	2.0	1.0	1000	$900	$0.90	44d	1	0.29mi
6 W Pike St Unit 16 Canonsburg, PA	1.0	1.0	850	$849	$1.00	18d	1	0.30mi
418 Chartiers Ave Unit B Canonsburg, PA	1.0	1.0	800	$895	$1.12	11d	1	0.83mi
209 Perry Como St Apt I Canonsburg, PA	1.0	1.0	550	$1,050	$1.91	44d	1	1.00mi

Listing history 31 events

1. 2026-06-21
   days on market $159,000 Active 121 DOM
2. 2026-06-18
   days on market $159,000 Active 118 DOM
3. 2026-06-17
   days on market $159,000 Active 117 DOM
4. 2026-06-16
   days on market $159,000 Active 116 DOM
5. 2026-06-15
   days on market $159,000 Active 115 DOM
6. 2026-06-13
   days on market $159,000 Active 113 DOM
7. 2026-06-09
   days on market $159,000 Active 109 DOM
8. 2026-06-08
   days on market $159,000 Active 108 DOM
9. 2026-06-07
   days on market $159,000 Active 107 DOM
10. 2026-06-03
    days on market $159,000 Active 103 DOM
11. 2026-06-02
    days on market $159,000 Active 102 DOM
12. 2026-06-01
    days on market $159,000 Active 101 DOM
13. 2026-05-31
    days on market $159,000 Active 100 DOM
14. 2026-04-24
    price $159,000 803-char remark

    Show marketing remark (803 chars)

    Well-maintained and updated townhome in the Canon-McMillan School District offering comfort, convenience, and move-in-ready condition. Located within walking distance to Town Park and just minutes from shopping, dining, and commuter routes. Recent updates include new luxury vinyl plank flooring, new carpeting, and a refreshed kitchen, giving the home a clean, modern feel throughout. The main level features an open living and dining layout with great natural light and functional living space. Upstairs you’ll find three bedrooms and a full bathroom, while the lower level offers additional flexibility with an additional room, laundry area, and one-car integral garage. A private backyard provides outdoor space to relax or entertain. A well-rounded home offering space, updates, and location.

15. 2026-02-28
    historical $1,495
16. 2026-02-20
    listed $169,000 Active 803-char remark

    Show marketing remark (803 chars)

    Well-maintained and updated townhome in the Canon-McMillan School District offering comfort, convenience, and move-in-ready condition. Located within walking distance to Town Park and just minutes from shopping, dining, and commuter routes. Recent updates include new luxury vinyl plank flooring, new carpeting, and a refreshed kitchen, giving the home a clean, modern feel throughout. The main level features an open living and dining layout with great natural light and functional living space. Upstairs you’ll find three bedrooms and a full bathroom, while the lower level offers additional flexibility with an additional room, laundry area, and one-car integral garage. A private backyard provides outdoor space to relax or entertain. A well-rounded home offering space, updates, and location.

17. 2025-11-25
    price $1,495
18. 2025-11-05
    price $1,545
19. 2025-10-09
    price $1,650
20. 2025-10-08
    price $1,750
21. 2025-10-02
    price $1,795
22. 2025-10-01
    listed $1,850
23. 2025-09-30
    historical $1,795
24. 2025-08-09
    price $1,795
25. 2025-06-26
    price $1,850
26. 2025-05-15
    listed $1,800
27. 2025-04-09
    soldstatus $145,000
28. 2025-03-28
    soldstatus $145,000 Closed 426-char remark

    Show marketing remark (426 chars)

    Perfect location to call home! Walking distance to Town Park. This townhome features three bedrooms and one and a half baths plus a private backyard. The home has an open living-dining room concept. .. a great aspect of the property. Located on the second floor of this home are three bedrooms and a full bathroom. With a one-car integral garage, laundry room, and game room, there is plenty of extra space in the lower level.

29. 2025-02-26
    status Pending 426-char remark

    Show marketing remark (426 chars)

    Perfect location to call home! Walking distance to Town Park. This townhome features three bedrooms and one and a half baths plus a private backyard. The home has an open living-dining room concept. .. a great aspect of the property. Located on the second floor of this home are three bedrooms and a full bathroom. With a one-car integral garage, laundry room, and game room, there is plenty of extra space in the lower level.

30. 2025-02-13
    listed $164,900 Active 426-char remark

    Show marketing remark (426 chars)

    Perfect location to call home! Walking distance to Town Park. This townhome features three bedrooms and one and a half baths plus a private backyard. The home has an open living-dining room concept. .. a great aspect of the property. Located on the second floor of this home are three bedrooms and a full bathroom. With a one-car integral garage, laundry room, and game room, there is plenty of extra space in the lower level.

31. 2010-07-15
    listed $98,000

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,369 · $197/mo
• Expected delta: +$143/yr (+$12/mo · 6.4%)

ⓘ 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 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: $12,462
• − Mortgage interest: −$8,906
• − Property taxes: −$2,226
• − Insurance: −$795
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$4,625
• Taxable loss: −$6,086
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-1,722/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

+62.2% since first listed

18 events — show timeline

• 2026-04-24 Price Changed $159,000 West Penn MLS
• 2026-02-28 Rental Removed $1,495 TENANTTURNER2
• 2026-02-20 Listed $169,000 West Penn MLS
• 2025-11-25 Price Changed $1,495 TENANTTURNER2
• 2025-11-05 Price Changed $1,545 TENANTTURNER2
• 2025-10-09 Price Changed $1,650 TENANTTURNER2
• 2025-10-08 Price Changed $1,750 TENANTTURNER2
• 2025-10-02 Price Changed $1,795 TENANTTURNER2
• 2025-10-01 Listed for Rent $1,850 TENANTTURNER2
• 2025-09-30 Rental Removed $1,795 WPMLS
• 2025-08-09 Price Changed $1,795 WPMLS
• 2025-06-26 Price Changed $1,850 WPMLS
• 2025-05-15 Listed for Rent $1,800 WPMLS
• 2025-04-09 Sold (Public Records) $145,000 Public Records
• 2025-03-28 Sold (MLS) $145,000 West Penn MLS
• 2025-02-26 Pending — West Penn MLS
• 2025-02-13 Listed $164,900 West Penn MLS
• 2010-07-15 Listed $98,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $2,226 · +4.5% YoY. Source: county tax records.