849 Henderson Ave #37 · Canton, PA 15301

$24,000

1 bd · 1.0 ba · 576 sqft · Manufactured · 240 Days on market

Built 2024 Poor condition $42/sqft · 73% above area ↓ 45% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2024
• Listed 240 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $24k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $24k).
• Recommended offer: $21k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.4% vs local median 4.9% in Canton — 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 66/100 on livability (#1,074 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 163 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/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 $166 of loan paydown is wiped out by about $720 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 + 3.4% rent growth), your $7k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (51%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.63% ✓
• Cap rate: 32.45%
• Cash-on-cash: 93.41%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (median comp): $13,883
• List price: $24,000
• Delta: 72.88%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.43×
• Total profit: $2,869
• Equity at exit: $3,578

10-year hold

• IRR: 21.0%
• Equity multiple: 2.92×
• Total profit: $12,918
• Equity at exit: $2,075

Cash invested: $6,720 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 163
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $97

Break-even live

Break-even rent $750

Max offer price $24,000

Occupancy floor 84%

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $24,000 Active 240 DOM
2. 2026-06-17
   days on market $24,000 Active 239 DOM
3. 2026-06-16
   days on market $24,000 Active 238 DOM
4. 2026-06-15
   days on market $24,000 Active 237 DOM
5. 2026-06-13
   days on market $24,000 Active 235 DOM
6. 2026-06-13
   pricedays on market $24,000 Active 234 DOM
7. 2026-06-09
   days on market $27,500 Active 231 DOM
8. 2026-06-08
   days on market $27,500 Active 230 DOM
9. 2026-06-07
   days on market $27,500 Active 229 DOM
10. 2026-06-05
    days on market $27,500 Active 226 DOM
11. 2026-06-03
    days on market $27,500 Active 225 DOM
12. 2026-06-02
    days on market $27,500 Active 224 DOM
13. 2026-06-01
    pricedays on market $27,500 Active 223 DOM
14. 2026-05-31
    days on market $27,000 Active 222 DOM
15. 2026-02-01
    price $27,000 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2026-01-09
    status Active 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2026-01-09
    price $27,500 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2024-04-01
    historical 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2024-03-29
    status Active 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2024-03-17
    historical 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

21. 2024-02-01
    price $50,500 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

22. 2024-01-01
    listed $49,000 Active 517-char remark

    Show marketing remark (517 chars)

    * THIS IS A RESALE LISTING * This welcoming, well-maintained 1 bedroom, 1 bathroom home is a perfect place to raise your family. For your convenience, we have onsite community management to assist you when you need it. With our family-friendly community amenities such as a playground, community events, and a basketball court, your family will be excited to live here. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,465
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$5,238
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$698
• Taxable income: $1,149
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $883/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.

Condition & rehab AI · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address structural issues, roofing, and interior systems, but the property has potential for substantial value increase.

Repairs flagged

• Major Kitchen cabinets — Missing cabinet doors and exposed plumbing
• Major Bathroom tiles — Missing tiles and worn fixtures
• Major Roof shingles — Visible damage to shingles
• Major Exterior siding — Peeling paint and damaged siding
• Major Flooring — Worn and damaged flooring
• Major Interior walls — Paint peeling and visible damage
• Major Windows — Dirty and possibly damaged windows
• Major Foundation — Visible structural issues
• Major HVAC system — Exposed ductwork and potential malfunction

Value-add opportunities

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers
• Resale Bathroom renovation — Updating the bathroom will improve the home's appeal
• Both Roof replacement — Fixing the roof will address a major issue and improve the home's appearance
• Both Exterior siding repair — Repairing the siding will improve the home's curb appeal and value
• Both Flooring replacement — Replacing the flooring will make the home more attractive and functional
• Both Interior wall repair — Repairing the walls will improve the home's condition and appearance
• Both Window replacement — Replacing the windows will improve the home's energy efficiency and curb appeal
• Both HVAC system repair or replacement — Fixing or replacing the HVAC system will improve the home's comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Missing cabinet doors and exposed plumbing	Major	$15,000–50,000
Bathroom tiles · Missing tiles and worn fixtures	Major	$15,000–50,000
Roof shingles · Visible damage to shingles	Major	$15,000–50,000
Exterior siding · Peeling paint and damaged siding	Major	$15,000–50,000
Flooring · Worn and damaged flooring	Major	$15,000–50,000
Interior walls · Paint peeling and visible damage	Major	$15,000–50,000
Windows · Dirty and possibly damaged windows	Major	$15,000–50,000
Foundation · Visible structural issues	Major	$15,000–50,000
HVAC system · Exposed ductwork and potential malfunction	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Kitchen renovation — Modernizing the kitchen will attract more buyers ↑
• Resale Bathroom renovation — Updating the bathroom will improve the home's appeal ↑
• Both Roof replacement — Fixing the roof will address a major issue and improve the home's appearance ↑
• Both Exterior siding repair — Repairing the siding will improve the home's curb appeal and value ↑
• Both Flooring replacement — Replacing the flooring will make the home more attractive and functional ↑
• Both Interior wall repair — Repairing the walls will improve the home's condition and appearance ↑
• Both Window replacement — Replacing the windows will improve the home's energy efficiency and curb appeal ↑
• Both HVAC system repair or replacement — Fixing or replacing the HVAC system will improve the home's comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Canton

• Score: 66/100
• State rank: #1074
• US rank: #12136

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

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 (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• 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

-44.9% since first listed

8 events — show timeline

• 2026-02-01 Price Changed $27,000 Zillow
• 2026-01-09 Relisted — Zillow
• 2026-01-09 Price Changed $27,500 Zillow
• 2024-04-01 Delisted — Zillow
• 2024-03-29 Relisted — Zillow
• 2024-03-17 Delisted — Zillow
• 2024-02-01 Price Changed $50,500 Zillow
• 2024-01-01 Listed $49,000 Zillow