353 Euclid Ave · Canonsburg, PA 15317

$174,900

5 bd · 2.0 ba · — sqft · SingleFamily · 88 Days on market

Built 1930 9,029 sqft lot Est $218k · 20% under

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

Listing remarks MLS

This commercial investment property is designed for business owners and residents alike. The ground floor comprises a spacious commercial area, well-suited for a variety of enterprises. First floor features a shared laundry area with washer and dryer, readily accessible to all tenants. Expansive windows fill the space with daylight, and the adaptable floor plan can be tailored to suit each tenant’s preferences. Ascending to the second floor reveals two residential apartments. The first unit includes three bedrooms and a single bathroom, offering ample space. The second apartment features two bedrooms and one bathroom, ideal for singles or couples. Each unit is thoughtfully laid out to maximize living space and privacy, creating a welcoming atmosphere for tenants. Both apartments benefit from convenient access to shared amenities. The covered front porch provides a sheltered outdoor area, perfect for relaxation or entertaining guests, regardless of the weather. At the rear, the sunroom offers a tranquil space filled with natural light—ideal for reading, gardening, or simply unwinding after a busy day. With its blend of commercial and residential spaces, flexible layouts, and desirable amenities, this property presents a unique opportunity for investors seeking steady rental income and long-term value.

Key facts

• Covered front porch
• Expansive windows
• Sunroom

Tags

• SHARED LAUNDRY AREA
• EXPANSIVE WINDOWS
• ADAPTABLE FLOOR PLAN
• COVERED FRONT PORCH
• SUNROOM
• SHARED AMENITIES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $876 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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.
• 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 $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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $50k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $175k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $217,962
• List price: $174,900
• Delta: -1.40%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 E College St	0.19mi	4/2.0 (-1)	1,796	3mo	$205,000	$114	71
247 E College St	0.19mi	4/1.5 (-1)	2,040	5mo	$222,000	$109	68
249 E College St	0.19mi	4/2.5 (-1)	1,573	8mo	$239,500	$152	65
146 Smithfield St	0.26mi	4/2.0 (-1)	2,250	8mo	$295,000	$131	64
328 Park Dr	0.63mi	4/2.0 (-1)	1,302	1mo	$120,000	$92	52
511 Highfield Ave	0.59mi	4/2.5 (-1)	1,647	0mo	$275,000	$167	52
328 Ridge Ave	0.48mi	4/2.5 (-1)	2,588	11mo	$363,000	$140	49
619 Giffin Ave	0.45mi	4/3.0 (-1)	—	11mo	$285,000	—	48
9 Puskar	0.72mi	5/3.5	3,311	1mo	$559,000	$169	47
127 Benton	0.67mi	4/2.5 (-1)	2,820	12mo	$438,000	$155	40
222 Orchard Ave	0.73mi	4/1.0 (-1)	1,396	9mo	$166,000	$119	37
218 Saint Andrews Dr	0.72mi	4/4.0 (-1)	2,967	9mo	$651,000	$219	34

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: 10.6%
• Equity multiple: 1.40×
• Total profit: $19,754
• Equity at exit: $26,078

10-year hold

• IRR: 17.1%
• Equity multiple: 2.21×
• Total profit: $59,314
• Equity at exit: $15,122

Cash invested: $48,972 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $876

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 62%

Sensitivity live

Price	-10% $997	-5% $936	+0% $876	+5% $815	+10% $755
Rent	-10% $667	-5% $772	+0% $876	+5% $980	+10% $1,084
Rate	-1.0pp $964	-0.5pp $920	base $876	+0.5pp $831	+1.0pp $785

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   pricedays on market $174,900 Active 88 DOM
2. 2026-06-18
   days on market $214,900 Active 85 DOM
3. 2026-06-17
   days on market $214,900 Active 84 DOM
4. 2026-06-16
   days on market $214,900 Active 83 DOM
5. 2026-06-15
   days on market $214,900 Active 82 DOM
6. 2026-06-13
   days on market $214,900 Active 80 DOM
7. 2026-06-09
   days on market $214,900 Active 76 DOM
8. 2026-06-08
   days on market $214,900 Active 75 DOM
9. 2026-06-07
   days on market $214,900 Active 74 DOM
10. 2026-06-03
    days on market $214,900 Active 70 DOM
11. 2026-06-02
    days on market $214,900 Active 69 DOM
12. 2026-06-01
    days on market $214,900 Active 68 DOM
13. 2026-05-31
    days on market $214,900 Active 67 DOM
14. 2026-04-22
    price $214,900 1333-char remark

    Show marketing remark (1333 chars)

    This commercial investment property is designed for business owners and residents alike. The ground floor comprises a spacious commercial area, well-suited for a variety of enterprises. First floor features a shared laundry area with washer and dryer, readily accessible to all tenants. Expansive windows fill the space with daylight, and the adaptable floor plan can be tailored to suit each tenant’s preferences. Ascending to the second floor reveals two residential apartments. The first unit includes three bedrooms and a single bathroom, offering ample space. The second apartment features two bedrooms and one bathroom, ideal for singles or couples. Each unit is thoughtfully laid out to maximize living space and privacy, creating a welcoming atmosphere for tenants. Both apartments benefit from convenient access to shared amenities. The covered front porch provides a sheltered outdoor area, perfect for relaxation or entertaining guests, regardless of the weather. At the rear, the sunroom offers a tranquil space filled with natural light—ideal for reading, gardening, or simply unwinding after a busy day. With its blend of commercial and residential spaces, flexible layouts, and desirable amenities, this property presents a unique opportunity for investors seeking steady rental income and long-term value.

15. 2026-03-25
    listed $224,900 Active 1333-char remark

    Show marketing remark (1333 chars)

    This commercial investment property is designed for business owners and residents alike. The ground floor comprises a spacious commercial area, well-suited for a variety of enterprises. First floor features a shared laundry area with washer and dryer, readily accessible to all tenants. Expansive windows fill the space with daylight, and the adaptable floor plan can be tailored to suit each tenant’s preferences. Ascending to the second floor reveals two residential apartments. The first unit includes three bedrooms and a single bathroom, offering ample space. The second apartment features two bedrooms and one bathroom, ideal for singles or couples. Each unit is thoughtfully laid out to maximize living space and privacy, creating a welcoming atmosphere for tenants. Both apartments benefit from convenient access to shared amenities. The covered front porch provides a sheltered outdoor area, perfect for relaxation or entertaining guests, regardless of the weather. At the rear, the sunroom offers a tranquil space filled with natural light—ideal for reading, gardening, or simply unwinding after a busy day. With its blend of commercial and residential spaces, flexible layouts, and desirable amenities, this property presents a unique opportunity for investors seeking steady rental income and long-term value.

16. 2019-04-29
    status Under Contract 280-char remark

    Show marketing remark (280 chars)

    This property has been used as a single family home for years. The building features a flexible floor plan that can adjust the number bedrooms each unit has when using it as a multi unit. The lower level which once housed a family business could be renovated to make a third unit.

17. 2019-04-29
    soldstatus $72,000 Sold 280-char remark

    Show marketing remark (280 chars)

    This property has been used as a single family home for years. The building features a flexible floor plan that can adjust the number bedrooms each unit has when using it as a multi unit. The lower level which once housed a family business could be renovated to make a third unit.

18. 2019-03-29
    historical Contingent 280-char remark

    Show marketing remark (280 chars)

    This property has been used as a single family home for years. The building features a flexible floor plan that can adjust the number bedrooms each unit has when using it as a multi unit. The lower level which once housed a family business could be renovated to make a third unit.

19. 2019-03-26
    listed $75,000 Active 280-char remark

    Show marketing remark (280 chars)

    This property has been used as a single family home for years. The building features a flexible floor plan that can adjust the number bedrooms each unit has when using it as a multi unit. The lower level which once housed a family business could be renovated to make a third unit.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,665
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$5,088
• Taxable income: $8,216
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $8,539/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

+186.5% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $214,900 West Penn MLS
• 2026-03-25 Listed $224,900 West Penn MLS
• 2019-04-29 Pending — West Penn MLS
• 2019-04-29 Sold (MLS) $72,000 West Penn MLS
• 2019-03-29 Contingent — West Penn MLS
• 2019-03-26 Listed $75,000 West Penn MLS