42 Brann St · Canton, PA 17724

$125,000

3 bd · 1.5 ba · 1,631 sqft · SingleFamily · 8 Days on market

Built 1916 6,970 sqft lot $77/sqft · 20% below area Est $155k · 20% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +5.7/10.0
• 1% rule +4.8/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, 3 bedroom, family home with many original features; oak flooring, original chestnut woodwork, claw foot bathtub. Spacious kitchen, formal dinning room and lots of storage throughout the home. Detached car port and storage shed in the back of the property. This is a well maintained home with many upgrades.

Key facts

• First-floor bedroom
• Large island
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• SPACIOUS LIVING ROOM
• DEDICATED DINING AREA
• LARGE ISLAND
• FIRST-FLOOR BEDROOM
• SPRAY FOAM INSULATED BASEMENT

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Lot size approximately 71 x 150 (0.16 acre)

Interior

• Kitchen:
• Bedrooms: 7 total rooms (bedrooms included in room count)
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas available
• Interior features: Gas water heater; Partially finished basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $123k (1.7% below list).
• Recommended offer: $123k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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.
• Canton Area SD (rural): math 31% / reading 49% proficiency, ranked #361 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($864 loan paydown + $2k appreciation (1.4% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $86k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,832 (1.7% below list)

Questions for the listing agent

1. Built in 1916 — 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 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?
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: 0.98% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $155,463
• List price: $125,000
• Delta: -19.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Brann St	0.03mi	3/1.5	1,600 (-2%)	4mo	$169,000	$106	92
59 Montague Street` St	0.13mi	3/1.5	1,706 (+5%)	8mo	$219,900	$129	80
83 First St	0.19mi	3/1.5	1,776 (+9%)	10mo	$169,600	$95	68
80 Sullivan St	0.51mi	3/1.5	1,636 (+0%)	13mo	$40,000	$24	65
118 E South Ave	0.52mi	2/1.0 (-1)	1,618 (-1%)	3mo	$105,000	$65	64
490 N Center St	0.57mi	4/1.0 (+1)	1,600 (-2%)	2mo	$165,000	$103	62
165 S Minnequa Ave	0.40mi	4/1.0 (+1)	1,667 (+2%)	16mo	$170,000	$102	57
20 E South Ave	0.59mi	4/1.0 (+1)	1,502 (-8%)	2mo	$150,000	$100	51
59 Trippe St	0.57mi	4/1.0 (+1)	1,656 (+2%)	18mo	$144,200	$87	49
290 Troy St	0.51mi	4/2.0 (+1)	1,846 (+13%)	4mo	$108,250	$59	44
46 E South Ave	0.57mi	3/1.0	1,440 (-12%)	17mo	$32,500	$23	38
16 Carlton St	0.73mi	4/1.0 (+1)	1,720 (+6%)	15mo	$62,000	$36	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.39×
• Total profit: $13,775
• Equity at exit: $45,214

10-year hold

• IRR: 11.3%
• Equity multiple: 2.43×
• Total profit: $50,101
• Equity at exit: $62,102

Cash invested: $35,000 (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 17724

• Home prices YoY: 0.8%
• Active inventory: 16
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$121 /mo · $1,448/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $142

Break-even live

Break-even rent $1,048

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Pending 986-char remark
2. 2026-05-05
   listed $125,000 Active 986-char remark
3. 2016-07-13
   soldstatus $86,210
4. 2016-07-08
   soldstatus $84,460 317-char remark

   Show marketing remark (317 chars)

   Charming, 3 bedroom, family home with many original features; oak flooring, original chestnut woodwork, claw foot bathtub. Spacious kitchen, formal dinning room and lots of storage throughout the home. Detached car port and storage shed in the back of the property. This is a well maintained home with many upgrades.

5. 2015-05-19
   listed $89,900 317-char remark

   Show marketing remark (317 chars)

   Charming, 3 bedroom, family home with many original features; oak flooring, original chestnut woodwork, claw foot bathtub. Spacious kitchen, formal dinning room and lots of storage throughout the home. Detached car port and storage shed in the back of the property. This is a well maintained home with many upgrades.

ⓘ 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: $1,448 · $121/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$264/yr (+$22/mo · 18.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,740
• − Mortgage interest: −$7,002
• − Property taxes: −$1,448
• − Insurance: −$625
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$3,636
• Taxable loss: −$330
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,785/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: Canton Area SD
• NCES district ID: 4204920
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $42,208
• Composite: 33.68/100
• National rank: #5387
• State rank: #361 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

• Census place: Canton, PA
• Population (ZIP): 4,721

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.39%
• Current HPI: 180.8366
• Rent YoY: —
• Metro: —
• 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

+39.0% since first listed

5 events — show timeline

• 2026-05-13 Pending — NMPA
• 2026-05-05 Listed $125,000 NMPA
• 2016-07-13 Sold (Public Records) $86,210 Public Records
• 2016-07-08 Sold (MLS) $84,460 NMPA
• 2015-05-19 Listed $89,900 NMPA

Property tax history

+1.2%/yr

Latest (2026): $1,448 · +4.2% YoY. Source: county tax records.