7129 Route 14 · Canton, PA 17724

$170,000

5 bd · 1.0 ba · 1,770 sqft · SingleFamily · 235 Days on market

Built 1910 1.16 ac lot

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Why this score? — see what drove the D 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 +12.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +3.6/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CANTON, PA – Location is key for this conveniently situated property just outside of Canton, PA along Route 14 South in the Grover area. Featuring 5 bedrooms and 1 bath, this spacious 2-story home offers plenty of room to grow. Currently mid-renovation, the buyer will receive a $10,000 flooring and paint allowance to choose finishing touches that match their style. The second floor is nearly complete, with work on the first floor beginning soon, including new sub-flooring throughout. Enjoy designing part of your new home with a sought-after first-floor laundry, bedroom, and bath. Start your mornings in the large kitchen and take in country views from the bright 4-season sunroom. A large barn provides ample storage space, and the drilled well and in-ground septic are conveniently located on opposite sides of the home.

Key facts

• 4-season sunroom
• Large barn
• Drilled well

Tags

• FIRST-FLOOR LAUNDRY
• 4-SEASON SUNROOM
• LARGE BARN
• DRILLED WELL
• IN-GROUND SEPTIC

Property features AI

Finance

• Other: Property includes 2 additional parcels (total about 1.16 acres); Zoned residential

Exterior

• Parking: No formal garage; Gravel parking
• Utilities: Private well water; Electric with circuit breakers
• Home design: Residential property; Currently under construction
• Construction: Frame construction with vinyl siding; Stone foundation; Metal and shingle roofing; Built area approximately 1,770 above grade
• Exterior features: Cleared lot; Barn(s); Has a view

Interior

• Kitchen: Dishwasher; Range; Range hood
• Flooring: Wood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Eat-in kitchen; Gas fireplace
• Laundry & utility: Washer; Dryer; Laundry on main level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-33 ($-392/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (22.4% below list).
• Recommended offer: $132k (22.4% below list) — sets the bar for 1% rule.

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: employment D, amenities F, commute 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.
• Zoned schools: Canton Area El Sch (math 39% / reading 55%, grade D-, #737 of 1,518 statewide, top 52%, 442 students, 100% FRL); Canton Jshs (math 17% / reading 37%, grade F, #365 of 437 statewide, top 85%, 408 students, 88% FRL) — zoned schools average 94% FRL vs 37% district-wide (57 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of equity ($1k 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 $48k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($150k) 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.
• Current owner paid $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,990 (22.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.7%
• Equity multiple: 1.09×
• Total profit: $4,306
• Equity at exit: $61,491

10-year hold

• IRR: 6.1%
• Equity multiple: 1.78×
• Total profit: $36,892
• Equity at exit: $84,458

Cash invested: $47,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,320 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$113 /mo · $1,357/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-33

Break-even live

Break-even rent $1,361

Max offer price $164,229

Occupancy floor 97%

Sensitivity live

Price	-10% $64	-5% $15	+0% $-33	+5% $-81	+10% $-129
Rent	-10% $-137	-5% $-85	+0% $-33	+5% $19	+10% $72
Rate	-1.0pp $53	-0.5pp $11	base $-33	+0.5pp $-77	+1.0pp $-122

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $170,000 Active 235 DOM
2. 2026-06-18
   days on market $170,000 Active 234 DOM
3. 2026-06-17
   days on market $170,000 Active 233 DOM
4. 2026-06-16
   days on market $170,000 Active 232 DOM
5. 2026-06-15
   days on market $170,000 Active 231 DOM
6. 2026-06-14
   days on market $170,000 Active 229 DOM
7. 2026-06-12
   days on market $170,000 Active 228 DOM
8. 2026-06-09
   days on market $170,000 Active 225 DOM
9. 2026-06-08
   days on market $170,000 Active 224 DOM
10. 2026-06-07
    days on market $170,000 Active 223 DOM
11. 2026-06-05
    statusdays on market $170,000 Active 220 DOM
12. 2026-06-03
    days on market $170,000 Active Under Contract 219 DOM
13. 2026-06-02
    days on market $170,000 Active Under Contract 218 DOM
14. 2026-06-01
    days on market $170,000 Active Under Contract 217 DOM
15. 2026-05-31
    days on market $170,000 Active Under Contract 216 DOM
16. 2026-05-30
    days on market $170,000 Active Under Contract 215 DOM
17. 2026-03-30
    historical Active Under Contract
18. 2026-03-28
    historical Active Under Contract 834-char remark

    Show marketing remark (834 chars)

    CANTON, PA – Location is key for this conveniently situated property just outside of Canton, PA along Route 14 South in the Grover area. Featuring 5 bedrooms and 1 bath, this spacious 2-story home offers plenty of room to grow. Currently mid-renovation, the buyer will receive a $10,000 flooring and paint allowance to choose finishing touches that match their style. The second floor is nearly complete, with work on the first floor beginning soon, including new sub-flooring throughout. Enjoy designing part of your new home with a sought-after first-floor laundry, bedroom, and bath. Start your mornings in the large kitchen and take in country views from the bright 4-season sunroom. A large barn provides ample storage space, and the drilled well and in-ground septic are conveniently located on opposite sides of the home.

19. 2025-10-21
    listed $170,000 Active 834-char remark

    Show marketing remark (834 chars)

    CANTON, PA – Location is key for this conveniently situated property just outside of Canton, PA along Route 14 South in the Grover area. Featuring 5 bedrooms and 1 bath, this spacious 2-story home offers plenty of room to grow. Currently mid-renovation, the buyer will receive a $10,000 flooring and paint allowance to choose finishing touches that match their style. The second floor is nearly complete, with work on the first floor beginning soon, including new sub-flooring throughout. Enjoy designing part of your new home with a sought-after first-floor laundry, bedroom, and bath. Start your mornings in the large kitchen and take in country views from the bright 4-season sunroom. A large barn provides ample storage space, and the drilled well and in-ground septic are conveniently located on opposite sides of the home.

20. 2025-10-21
    listed $170,000 Active

    Show marketing remark (834 chars)

    CANTON, PA – Location is key for this conveniently situated property just outside of Canton, PA along Route 14 South in the Grover area. Featuring 5 bedrooms and 1 bath, this spacious 2-story home offers plenty of room to grow. Currently mid-renovation, the buyer will receive a $10,000 flooring and paint allowance to choose finishing touches that match their style. The second floor is nearly complete, with work on the first floor beginning soon, including new sub-flooring throughout. Enjoy designing part of your new home with a sought-after first-floor laundry, bedroom, and bath. Start your mornings in the large kitchen and take in country views from the bright 4-season sunroom. A large barn provides ample storage space, and the drilled well and in-ground septic are conveniently located on opposite sides of the home.

21. 2021-03-22
    soldstatus $70,000

ⓘ 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: $1,357 · $113/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$665/yr (+$55/mo · 49.0%)

ⓘ 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 ≥92°F today · 16 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: $15,839
• − Mortgage interest: −$9,523
• − Property taxes: −$1,357
• − Insurance: −$850
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,945
• Taxable loss: −$3,370
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $417/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

• 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

+142.9% since first listed

5 events — show timeline

• 2026-03-30 Contingent — WBVAR
• 2026-03-28 Contingent — NMPA
• 2025-10-21 Listed $170,000 NMPA
• 2025-10-21 Listed $170,000 WBVAR
• 2021-03-22 Sold (Public Records) $70,000 Public Records

Property tax history

+1.3%/yr

Latest (2026): $1,357 · +4.7% YoY. Source: county tax records.