None · Canonsburg, PA 15317

$230,000

3 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 17 Days on market

Built 1913 8,712 sqft lot Est $265k · 13% under

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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 +14.9/30.0
• ARV discount +13.5/15.0
• Schools +5.3/10.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming mix of old and new in the heart of Canonsburg. This 3-Bedroom, 2-story home has been updated and well maintained. Beautiful HW flooring. Kitchen has all stainless steel appliances and is open to the Dining Room. There's a two-sided decorative FP, which was at one point gas, between Kitchen and Dining Room. Walk out of the kitchen door to a concrete patio and a huge fenced-in yard for privacy or that furbaby of yours. Bedrooms are large with plenty of closet space, new ceiling fans. Updated Bath. A short walk up the street takes you to the lovely Canonsburg Town Park and Pool. A short walk down the street, and there's restaurants, library, SS, post office, etc. Convenient to interstates and Casino and Outlets. Move right in!

Key facts

• Decorative fireplace
• Fenced flat yard
• Concrete patio

Tags

• DECORATIVE FIREPLACE
• CONCRETE PATIO
• FENCED FLAT YARD
• SHORT WALK TO AMENITIES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Asphalt roof; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Interior-entry basement

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Two bedrooms on the upper level; One additional bedroom (level not specified)
• Flooring: Hardwood; Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: 2 fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $68 ($820/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 $198k (14.0% below list).
• Recommended offer: $198k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% 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.
• Zoned schools: South Central El (math 42% / reading 67%, grade C, #504 of 1,518 statewide, top 37%, 431 students, 44% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

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 17 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $175k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,904 (14.0% below list)

Questions for the listing agent

1. Built in 1913 — 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: 0.86% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $265,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 N Jefferson Ave	0.29mi	3/2.5	1,600 (-0%)	2mo	$225,000	$141	78
256 Smithfield St	0.50mi	3/1.0	1,624 (+1%)	2mo	$229,900	$142	73
227 Thornwood Dr	0.24mi	4/3.0 (+1)	1,550 (-4%)	2mo	$170,000	$110	68
439 Woodland Rd	0.30mi	3/2.5	1,707 (+6%)	4mo	$310,000	$182	67
503 Bluff St	0.42mi	4/2.5 (+1)	1,602 (-0%)	5mo	$265,000	$165	64
511 Highfield Ave	0.44mi	4/2.5 (+1)	1,647 (+2%)	0mo	$275,000	$167	64
148 Oak Spring Rd	0.59mi	3/2.0	1,499 (-7%)	1mo	$225,000	$150	56
523 Park Ave	0.74mi	3/2.0	1,584 (-2%)	6mo	$182,550	$115	54
707 Alpine Dr	0.75mi	3/2.0	1,584 (-2%)	6mo	$332,000	$210	53
212 Glenn Ave	0.49mi	3/1.5	1,378 (-14%)	1mo	$258,000	$187	50
229 E College St	0.51mi	4/2.0 (+1)	1,796 (+12%)	3mo	$205,000	$114	45
651 Alpine Dr	0.67mi	3/3.0	1,800 (+12%)	3mo	$375,000	$208	38

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-38,747
• Equity at exit: $34,294

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-50,666
• Equity at exit: $19,886

Cash invested: $64,400 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $68

Break-even live

Break-even rent $1,893

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $199	-5% $133	+0% $68	+5% $3	+10% $-62
Rent	-10% $-88	-5% $-10	+0% $68	+5% $146	+10% $225
Rate	-1.0pp $184	-0.5pp $127	base $68	+0.5pp $9	+1.0pp $-52

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	18d	1	0.23mi
126 Smith St Canonsburg, PA	3.0	1.5	1134	$1,350	$1.19	0d	1	0.31mi
236 Grace Ave Canonsburg, PA	3.0	2.0	1656	$1,800	$1.09	0d	1	0.54mi
412 Olive Ln Canonsburg, PA	3.0	2.5	1424	$2,450	$1.72	45d	1	0.91mi

Listing history 10 events

1. 2026-06-21
   days on market $230,000 Active 17 DOM
2. 2026-06-18
   days on market $230,000 Active 14 DOM
3. 2026-06-17
   days on market $230,000 Active 13 DOM
4. 2026-06-16
   days on market $230,000 Active 12 DOM
5. 2026-06-15
   days on market $230,000 Active 11 DOM
6. 2026-06-13
   days on market $230,000 Active 9 DOM
7. 2026-06-09
   days on market $230,000 Active 5 DOM
8. 2026-06-08
   days on market $230,000 Active 4 DOM
9. 2026-06-07
   remarks 566-char remark
10. 2026-06-07
    listed $230,000 Active 3 DOM

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,976 · $248/mo
• Expected delta: +$658/yr (+$55/mo · 28.4%)

ⓘ 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: $23,748
• − Mortgage interest: −$12,884
• − Property taxes: −$2,318
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$6,691
• Taxable loss: −$3,094
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $1,562/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

+109.1% since first listed

10 events — show timeline

• 2026-06-04 Listed $230,000 West Penn MLS
• 2021-09-21 Sold (Public Records) $175,000 Public Records
• 2021-09-17 Sold (MLS) $175,000 West Penn MLS
• 2021-08-04 Contingent — West Penn MLS
• 2021-07-14 Listed $180,000 West Penn MLS
• 2009-11-25 Sold (Public Records) $67,000 Public Records
• 2009-05-21 Sold (MLS) $52,000 West Penn MLS
• 2009-05-21 Price Changed $68,590 West Penn MLS
• 2008-10-27 Listed $52,000 West Penn MLS
• 2002-02-21 Sold (Public Records) $110,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $2,318 · +4.5% YoY. Source: county tax records.