371 North St · Canton, PA 17768

$132,500

5 bd · 1.0 ba · 1,280 sqft · Other public records · 71 Days on market

Built 1993 2.55 ac lot $104/sqft · 21% below area Est $168k · 21% under ↓ 30% since listing

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked away on 2.55 peaceful acres, this spacious cabin offers privacy, room to spread out, and the kind of quiet that's hard to find. Inside, you'll find a large living room, full kitchen, and a dedicated dining area - ideal for gathering. Five bedrooms provide flexibility for hosting or a full hunting camp setup. A bathroom with shower and sink is in place, and the property utilizes a holding tank with an outhouse. Enjoy your mornings and evenings on the covered porch, taking in the sounds of the woods and the privacy this setting provides. A large shed provides ample storage for equipment and outdoor gear. Located less than 10 minutes to State Game Lands and a short drive to World's End State Park, you're right in the heart of the PA Wilds with access to some of the area's best hunting, hiking, and outdoor recreation.

Key facts

• Covered porch
• Large living room
• Large shed

Tags

• LARGE LIVING ROOM
• DEDICATED DINING AREA
• COVERED PORCH
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $132k.

Deal economics

• At list price, monthly cash flow is $128 ($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 $128k (3.0% below list).
• Recommended offer: $125k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Sullivan County SD (rural): math 30% / reading 46% proficiency, ranked #387 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $809 of equity ($916 loan paydown + $-107 appreciation (-0.1% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $124,550 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $168,229
• List price: $132,500
• Delta: -21.24%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.10×
• Total profit: $3,772
• Equity at exit: $37,941

10-year hold

• IRR: 7.7%
• Equity multiple: 1.82×
• Total profit: $30,602
• Equity at exit: $45,185

Cash invested: $37,100 (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 17768

• Home prices YoY: -0.1%
• Active inventory: 16
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$137 /mo · $1,645/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $128

Break-even live

Break-even rent $1,123

Max offer price $132,500

Occupancy floor 85%

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: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $132,500 Active 71 DOM
2. 2026-06-18
   days on market $132,500 Active 70 DOM
3. 2026-06-17
   days on market $132,500 Active 69 DOM
4. 2026-06-16
   days on market $132,500 Active 68 DOM
5. 2026-06-15
   days on market $132,500 Active 67 DOM
6. 2026-06-14
   days on market $132,500 Active 65 DOM
7. 2026-06-12
   days on market $132,500 Active 64 DOM
8. 2026-06-09
   days on market $132,500 Active 61 DOM
9. 2026-06-08
   days on market $132,500 Active 60 DOM
10. 2026-06-07
    days on market $132,500 Active 59 DOM
11. 2026-06-05
    days on market $132,500 Active 56 DOM
12. 2026-06-03
    days on market $132,500 Active 55 DOM
13. 2026-06-02
    days on market $132,500 Active 54 DOM
14. 2026-06-01
    days on market $132,500 Active 53 DOM
15. 2026-05-31
    days on market $132,500 Active 52 DOM
16. 2026-05-30
    days on market $132,500 Active 51 DOM
17. 2026-05-17
    price $132,500 832-char remark

    Show marketing remark (832 chars)

    Tucked away on 2.55 peaceful acres, this spacious cabin offers privacy, room to spread out, and the kind of quiet that's hard to find. Inside, you'll find a large living room, full kitchen, and a dedicated dining area - ideal for gathering. Five bedrooms provide flexibility for hosting or a full hunting camp setup. A bathroom with shower and sink is in place, and the property utilizes a holding tank with an outhouse. Enjoy your mornings and evenings on the covered porch, taking in the sounds of the woods and the privacy this setting provides. A large shed provides ample storage for equipment and outdoor gear. Located less than 10 minutes to State Game Lands and a short drive to World's End State Park, you're right in the heart of the PA Wilds with access to some of the area's best hunting, hiking, and outdoor recreation.

18. 2026-04-09
    listed $139,500 Active 832-char remark

    Show marketing remark (832 chars)

    Tucked away on 2.55 peaceful acres, this spacious cabin offers privacy, room to spread out, and the kind of quiet that's hard to find. Inside, you'll find a large living room, full kitchen, and a dedicated dining area - ideal for gathering. Five bedrooms provide flexibility for hosting or a full hunting camp setup. A bathroom with shower and sink is in place, and the property utilizes a holding tank with an outhouse. Enjoy your mornings and evenings on the covered porch, taking in the sounds of the woods and the privacy this setting provides. A large shed provides ample storage for equipment and outdoor gear. Located less than 10 minutes to State Game Lands and a short drive to World's End State Park, you're right in the heart of the PA Wilds with access to some of the area's best hunting, hiking, and outdoor recreation.

19. 2025-08-25
    status Active
20. 2025-08-25
    price $170,000
21. 2025-07-08
    price $184,000
22. 2025-07-08
    price $184,000
23. 2024-08-14
    listed $189,500 Active
24. 2024-08-14
    listed $189,500 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: $1,645 · $137/mo
• Projected year-2 tax: $1,869 · $156/mo
• Expected delta: +$224/yr (+$19/mo · 13.6%)

ⓘ 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 2/10 Low 8 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,419
• − Mortgage interest: −$7,422
• − Property taxes: −$1,645
• − Insurance: −$662
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,855
• Taxable loss: −$633
• Est. tax savings @ 24.0%: +$152
• After-tax cash flow: $1,687/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: Sullivan County SD
• NCES district ID: 4222920
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $41,302
• Composite: 31.94/100
• National rank: #5847
• State rank: #387 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): 385

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 6,062 people
• By 2030: 5,878 · -3.0%
• By 2040: 5,345 · -11.8%
• By 2050: 4,718 · -22.2%
• By 2075: 3,259 · -46.2%
• By 2100: 2,449 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Black 5%
• Common ancestry: Romanian 8% Italian 3% Slovak 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+46.9) · D 26.2% · R 73.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -19.5pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.2 2016: R+49.3 2012: R+28.3 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.08%
• Current HPI: 162.4894
• 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

-30.1% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $132,500 WBVAR
• 2026-04-09 Listed $139,500 WBVAR
• 2025-08-25 Relisted — NMPA
• 2025-08-25 Price Changed $170,000 NMPA
• 2025-07-08 Price Changed $184,000 NMPA
• 2025-07-08 Price Changed $184,000 WBVAR
• 2024-08-14 Listed $189,500 WBVAR
• 2024-08-14 Listed $189,500 NMPA

Property tax history

+2.1%/yr

Latest (2026): $1,645 · +2.9% YoY. Source: county tax records.