632 Euclid Ave · Canonsburg, PA 15317

$45,000

4 bd · 1.0 ba · 992 sqft · SingleFamily public records · 48 Days on market

Built 1901 3,001 sqft lot $45/sqft · 72% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 632 Euclid Ave in the heart of Canonsburg! This 2 bedroom, 1 bath home offers strong potential for investors, flippers, or buyers looking to build equity with a full cosmetic renovation. The home already features several important updates including newer roof and siding for added peace of mind. Enter into the living room that flows into a spacious kitchen and dining area w/ plenty of cabinet storage and a large window bringing in great natural light. Upstairs you’ll find 2 bedrooms, while the partially finished basement provides additional living space along w/ the full bath. The lower level also includes a large utility/laundry room w/ plenty of room for storage

Key facts

• Newer roof
• Spacious kitchen
• Dining area

Tags

• NEWER ROOF
• NEWER SIDING
• SPACIOUS KITCHEN
• DINING AREA
• LARGE WINDOW
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Laminate flooring; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.8% 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; 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 $311 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 + 0.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $37k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.48% ✓
• Cap rate: 38.84%
• Cash-on-cash: 116.23%
• DSCR: 6.17
• GRM: 1.9

CMA / ARV

• ARV (median comp): $160,320
• List price: $45,000
• Delta: -71.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
604 Duquesne Ave	0.09mi	3/1.5 (-1)	1,008 (+2%)	4mo	$210,000	$208	83
620 Franklin Ave	0.06mi	3/1.0 (-1)	1,056 (+6%)	13mo	$198,500	$188	70
622 Duquesne Ave	0.06mi	3/2.0 (-1)	864 (-13%)	3mo	$210,000	$243	64
519 Giffin Ave	0.21mi	3/1.5 (-1)	1,080 (+9%)	7mo	$238,600	$221	63
533 Mcnary St	0.27mi	3/2.0 (-1)	900 (-9%)	3mo	$205,000	$228	60
1106 Martin Dr	0.50mi	3/2.0 (-1)	972 (-2%)	11mo	$265,000	$273	55
817 Gladden Rd	0.47mi	3/2.0 (-1)	912 (-8%)	5mo	$200,000	$219	52
1116 Martin Dr	0.53mi	3/1.0 (-1)	1,134 (+14%)	4mo	$320,000	$282	43
134 E Pitt St	0.70mi	3/1.5 (-1)	990 (-0%)	23mo	$183,000	$185	41
226 E Pitt St	0.56mi	3/2.0 (-1)	874 (-12%)	19mo	$200,000	$229	29
1169 Mcewen Ave	0.62mi	3/1.5 (-1)	1,120 (+13%)	21mo	$223,000	$199	25

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: —
• Equity multiple: 6.13×
• Total profit: $64,595
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 11.62×
• Total profit: $133,778
• Equity at exit: $3,891

Cash invested: $12,600 (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: 1.9×

Monthly cashflow live

• Estimated rent: $2,016 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $1,220

Break-even live

Break-even rent $471

Max offer price $45,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,246	-5% $1,233	+0% $1,220	+5% $1,208	+10% $1,195
Rent	-10% $1,061	-5% $1,141	+0% $1,220	+5% $1,300	+10% $1,380
Rate	-1.0pp $1,243	-0.5pp $1,232	base $1,220	+0.5pp $1,209	+1.0pp $1,197

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $45,000 Active 48 DOM
2. 2026-06-17
   days on market $45,000 Active 47 DOM
3. 2026-06-16
   days on market $45,000 Active 46 DOM
4. 2026-06-15
   days on market $45,000 Active 45 DOM
5. 2026-06-13
   days on market $45,000 Active 43 DOM
6. 2026-06-09
   days on market $45,000 Active 39 DOM
7. 2026-06-08
   days on market $45,000 Active 38 DOM
8. 2026-06-07
   pricedays on market $45,000 Active 37 DOM
9. 2026-06-03
   days on market $49,500 Active 33 DOM
10. 2026-06-02
    days on market $49,500 Active 32 DOM
11. 2026-06-02
    price $49,500 Active 31 DOM
12. 2026-06-01
    days on market $54,000 Active 31 DOM
13. 2026-05-31
    days on market $54,000 Active 30 DOM
14. 2026-05-14
    price $54,000 1060-char remark
15. 2026-05-01
    listed $59,000 Active 1060-char remark
16. 2001-10-31
    soldstatus $37,100

ⓘ 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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 4/10 Moderate 8 d/yr ≥96°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: $24,193
• − Mortgage interest: −$2,521
• − Property taxes: −$1,411
• − Insurance: −$225
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$1,309
• Taxable income: $14,856
• Est. tax owed @ 24.0%: −$3,566
• After-tax cash flow: $11,079/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

+21.3% since first listed

5 events — show timeline

• 2026-06-03 Price Changed $45,000 West Penn MLS
• 2026-06-01 Price Changed $49,500 West Penn MLS
• 2026-05-14 Price Changed $54,000 West Penn MLS
• 2026-05-01 Listed $59,000 West Penn MLS
• 2001-10-31 Sold (Public Records) $37,100 Public Records

Property tax history

+5.4%/yr

Latest (2026): $1,411 · +4.5% YoY. Source: county tax records.