66 Lycoming St · Canton, PA 17724

$89,999

3 bd · 1.5 ba · 1,328 sqft · SingleFamily · 10 Days on market

Built 1910 0.29 ac lot $68/sqft · 33% below area Est $134k · 33% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Appreciation +5.7/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 2-bath home in Canton Borough. Bright and welcoming, this well-kept residence offers a comfortable layout ideal for anyone! Enjoy a functional kitchen, spacious living areas, two full bathrooms, and a yard for outdoor time. Located just minutes from grocery stores, pharmacies, schools, and local amenities, shopping and everyday conveniences are effortless. Excellent value in a friendly neighborhood — schedule a showing today to see this Canton Borough gem.

Key facts

• Functional kitchen
• 0.29 acre lot
• 2 garage spots

Tags

• FUNCTIONAL KITCHEN
• SPACIOUS LIVING AREAS
• MINUTES FROM GROCERY STORES

Property features AI

Finance

• Other: Listing broker: Century 21 Jackson Real Estate - Towanda; Listing agent: Alex Schrader

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories; Residential property
• Construction: Wood siding construction
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating
• Interior features: Electric water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 10.9% 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 $2k of equity ($622 loan paydown + $1k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.35% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $134,401
• List price: $89,999
• Delta: -33.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
374 South Minnequa Ave	0.35mi	3/1.5	1,276 (-4%)	2mo	$160,000	$125	75
55 Clinton St	0.21mi	2/1.0 (-1)	1,232 (-7%)	2mo	$68,000	$55	69
20 E South Ave	0.41mi	4/1.0 (+1)	1,502 (+13%)	2mo	$150,000	$100	50
46 E South Ave	0.42mi	3/1.0	1,440 (+8%)	17mo	$32,500	$23	50

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: 13.4%
• Equity multiple: 1.70×
• Total profit: $17,578
• Equity at exit: $32,554

10-year hold

• IRR: 16.6%
• Equity multiple: 3.10×
• Total profit: $52,865
• Equity at exit: $44,713

Cash invested: $25,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $221

Break-even live

Break-even rent $937

Max offer price $89,999

Occupancy floor 77%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending 486-char remark
2. 2026-05-07
   listed $89,999 Active 486-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: $1,265 · $105/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$78/yr (+$7/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 71% 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: $14,601
• − Mortgage interest: −$5,041
• − Property taxes: −$1,265
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,618
• Taxable income: $1,388
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,321/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

2 events — show timeline

• 2026-05-18 Pending — NMPA
• 2026-05-07 Listed $89,999 NMPA

Property tax history

+1.2%/yr

Latest (2026): $1,265 · +4.2% YoY. Source: county tax records.