355 Sunset St · Canoe, PA 15772

$85,000

5 bd · 1.0 ba · 1,864 sqft · SingleFamily public records · 51 Days on market

Built 1930 0.34 ac lot $46/sqft · 37% below area Est $134k · 37% under

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Why this score? — see what drove the A- 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
• Appreciation +5.7/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

?? NEW RURAL LISTING ?? Country living with character and space to spread out! This charming rural home features a covered front porch perfect for relaxing evenings, a spacious layout, and peaceful surroundings. Enjoy the privacy of a quiet setting with room for gardening, hobbies, or simply having a relaxing campfire. ? Covered front porch ? Scenic rural setting ? Spacious footprint ? Endless potential If you're looking for affordable country living with room to make it your own, this one is worth a look. Message me for details or to schedule a showing!

Key facts

• Covered front porch
• Spacious footprint
• Scenic rural setting

Tags

• COVERED FRONT PORCH
• SCENIC RURAL SETTING
• SPACIOUS FOOTPRINT
• ENDLESS POTENTIAL

Property features AI

Exterior

• Parking: Detached garage; Off-street parking
• Utilities: Public sewer; Well water
• Home design: 2 stories; Resale property
• Construction: Brick and stone construction; Asphalt roof
• Exterior features: Detached garage; Off-street parking

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Wall/window cooling unit(s)
• Interior features: Unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Punxsutawney Area SD (town): math 43% / reading 53% proficiency, ranked #239 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.4% local appreciation)).
• Indiana County population projected at -18% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1930 — 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. 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: 1.71% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.96%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

• ARV (median comp): $134,227
• List price: $85,000
• Delta: -36.67%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.1%
• Equity multiple: 2.84×
• Total profit: $43,737
• Equity at exit: $30,927

10-year hold

• IRR: 36.8%
• Equity multiple: 5.55×
• Total profit: $108,191
• Equity at exit: $42,619

Cash invested: $23,800 (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 15772

• Home prices YoY: 1.2%
• Active inventory: 4
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $634

Break-even live

Break-even rent $649

Max offer price $85,000

Occupancy floor 51%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 51 DOM
2. 2026-06-17
   days on market $85,000 Active 50 DOM
3. 2026-06-16
   days on market $85,000 Active 49 DOM
4. 2026-06-15
   days on market $85,000 Active 48 DOM
5. 2026-06-13
   days on market $85,000 Active 46 DOM
6. 2026-06-12
   days on market $85,000 Active 45 DOM
7. 2026-06-09
   days on market $85,000 Active 42 DOM
8. 2026-06-08
   days on market $85,000 Active 41 DOM
9. 2026-06-08
   days on market $85,000 Active 40 DOM
10. 2026-06-07
    days on market $85,000 Active 39 DOM
11. 2026-06-04
    days on market $85,000 Active 36 DOM
12. 2026-06-02
    days on market $85,000 Active 35 DOM
13. 2026-06-01
    days on market $85,000 Active 34 DOM
14. 2026-05-31
    days on market $85,000 Active 33 DOM
15. 2026-04-28
    listed $85,000 Active 569-char remark
16. 2025-10-10
    listed $84,000 Active

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$484/yr (+$40/mo · 129.0%)

ⓘ 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 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,413
• − Mortgage interest: −$4,761
• − Property taxes: −$375
• − Insurance: −$425
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$2,473
• Taxable income: $6,593
• Est. tax owed @ 24.0%: −$1,582
• After-tax cash flow: $6,025/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: Punxsutawney Area SD
• NCES district ID: 4219800
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $40,610
• Composite: 40.19/100
• National rank: #3787
• State rank: #239 of 539 in PA

Livability — Canoe

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rossiter, PA
• Population (ZIP): 1,544

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 7% Polish 4% Slovak 3%
• Foreign-born: 0%
• Languages at home: 91% English-only · German/W. Germanic 9%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.43%
• Current HPI: 116.2746
• 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

+1.2% since first listed

2 events — show timeline

• 2026-04-28 Listed $85,000 West Penn MLS
• 2025-10-10 Listed $84,000 West Penn MLS

Property tax history

+0.5%/yr

Latest (2026): $375 · -1.1% YoY. Source: county tax records.