47 Elizabeth St · Canton, PA 15301

$74,999

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 43 Days on market

Built 1900 0.29 ac lot $84/sqft · 34% below area Est $113k · 34% under ↓ 6% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 47 Elizabeth Ave. This well-maintained home has belonged to one family for 70 years. It features two spacious bedrooms, a large eat-in kitchen, and plenty of storage throughout. The basement offers a game room and a generous laundry area. Enjoy beautiful flower beds in the yard and a lovely view of Washington from the back porch. Electrical updates were completed in 2016. There are also two off-street parking spots. This property is an excellent opportunity for first-time home buyers or investors alike. Info is deemed reliable but not guaranteed buyer is to due their due diligence. HOME IS BEING SOLD AS IS. INSPECTIONS ARE FOR INFORMATIONAL PURPOSES ONLY.

Key facts

• 0.29 acre lot
• Parking
• Built 1900

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Lot approximately 90x140; Lot area about 0.289 acres

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Bedroom on upper level (11x13); Additional bedroom-sized/bonus spaces: Bonus room in basement (12x7)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Carpet flooring; Walk-out basement
• Laundry & utility: Washer; Dryer; Laundry room in basement (14x10)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent is only 16% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.5

CMA / ARV

• ARV (median comp): $112,946
• List price: $74,999
• Delta: -33.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Russell St	0.15mi	2/1.0	934 (+4%)	9mo	$117,000	$125	78
5 William St	0.24mi	3/1.0 (+1)	858 (-4%)	3mo	$25,000	$29	74
130 Elizabeth St	0.12mi	2/1.5	848 (-5%)	13mo	$25,500	$30	73
131 Elizabeth St	0.13mi	2/1.0	980 (+9%)	12mo	$80,245	$82	69
1 Elizabeth St	0.06mi	2/1.0	992 (+11%)	18mo	$112,500	$113	65
700 Wilmington St	0.64mi	2/2.0	972 (+8%)	15mo	$150,000	$154	39
218 Cortez Dr	0.75mi	3/1.0 (+1)	1,014 (+13%)	17mo	$135,000	$133	24

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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.23×
• Total profit: $4,929
• Equity at exit: $11,183

10-year hold

• IRR: 15.7%
• Equity multiple: 2.30×
• Total profit: $27,333
• Equity at exit: $6,485

Cash invested: $21,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $262

Break-even live

Break-even rent $625

Max offer price $74,999

Occupancy floor 68%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
360 Duncan Ave Washington, PA	1.0	1.0	600	$800	$1.33	10d	1	1.10mi
410 W Hallam Ave Unit 410 Washington, PA	1.0	1.0	830	$850	$1.02	23d	1	1.15mi
235 W Chestnut St Washington, PA	1.0–3.0	1.0	975	$1,110	$1.14	1d	4	1.31mi

Listing history 15 events

1. 2026-06-18
   days on market $74,999 Active 43 DOM
2. 2026-06-17
   days on market $74,999 Active 42 DOM
3. 2026-06-16
   days on market $74,999 Active 41 DOM
4. 2026-06-15
   days on market $74,999 Active 40 DOM
5. 2026-06-13
   days on market $74,999 Active 38 DOM
6. 2026-06-13
   days on market $74,999 Active 37 DOM
7. 2026-06-09
   days on market $74,999 Active 34 DOM
8. 2026-06-08
   days on market $74,999 Active 33 DOM
9. 2026-06-07
   days on market $74,999 Active 32 DOM
10. 2026-06-05
    days on market $74,999 Active 29 DOM
11. 2026-06-03
    days on market $74,999 Active 28 DOM
12. 2026-06-02
    days on market $74,999 Active 27 DOM
13. 2026-06-01
    days on market $74,999 Active 26 DOM
14. 2026-05-31
    days on market $74,999 Active 25 DOM
15. 2026-04-20
    listed $79,900 Active 674-char remark

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $1,009 · $84/mo
• Expected delta: +$176/yr (+$15/mo · 21.2%)

ⓘ 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 7 d/yr ≥97°F today · 19 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: $11,489
• − Mortgage interest: −$4,201
• − Property taxes: −$833
• − Insurance: −$375
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$2,182
• Taxable income: $2,061
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $2,655/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: 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
• City population: 50,348
• 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

-6.1% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $74,999 West Penn MLS
• 2026-04-20 Listed $79,900 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $833 · +2.0% YoY. Source: county tax records.