$130,000 for 3.21 Acres With Public Water and Sewer in a Pennsylvania Town — Plus $5,000 Toward Closing Costs
Three and a fifth acres on a main road in Dushore, Sullivan County, Pennsylvania — with public water, public sewer, community business zoning, and a seller offering $5,000 toward the buyer’s closing costs. At $130,000, this property combines the infrastructure of a town lot with a land footprint that most rural buyers spend years searching for, all in a small northern Pennsylvania community with a walkability score of 42 — genuinely functional by small-town standards.
The Land and Zoning
Three point two one acres on South German Street is not a standard in-town lot. In most small Pennsylvania communities, a property of this size within town limits would carry a premium that simply doesn’t apply here. The Community Business zoning designation adds flexibility beyond standard residential use — for buyers thinking about a home-based business, a small commercial operation alongside the residence, or long-term development potential on the rear portion of the lot, the zoning opens doors that straight residential classification would keep closed. Three parcels are included in the sale, which gives the land additional legal flexibility.
Public water and public sewer are connected — the single most practically significant detail on this listing for buyers who have been navigating rural properties with well and septic complexity. Here, those concerns don’t exist.
The Home
A Functional Two-Story Layout
The two-story home offers 1,400 square feet with two bedrooms and two bathrooms — one full and one three-quarter bath. The main floor carries the living room, dining room, and a separate room that functions as an office or flex space, with the kitchen and bedrooms above on the second level. The semi-modern kitchen has been partially updated and comes with appliances included as-is. Heating is a combination of oil forced air and electric baseboard, which provides practical redundancy for Sullivan County winters. Private parking is available off the property.
The listing is straightforward: the home needs TLC and is sold as-is. The Rent Zestimate of $1,472 per month on a $130,000 purchase puts the potential gross yield at over 13% annually — a figure that explains why the listing describes it as suitable for both owner-occupants and investors.
The Seller’s Contribution
The seller is offering $5,000 toward the buyer’s closing costs, which effectively reduces the out-of-pocket acquisition cost to $125,000. In a market where closing costs routinely run $4,000 to $7,000, that contribution has real impact on the total cash needed to close.
The Area
Dushore is the borough seat of Sullivan County in northcentral Pennsylvania — one of the smallest and most rural counties in the state, surrounded by state forest land and the Endless Mountains landscape. It’s a genuine small town with local services, and the Sullivan County schools serving the area rate 5 to 6 out of 10 on GreatSchools. The broader region draws hunters, hikers, and anglers for its extensive public land access throughout Sullivan County. Williamsport, a mid-sized city with full services, is about 45 minutes to the south.
The Bottom Line
Three point two one acres with public water and sewer, community business zoning, a two-bedroom home that needs TLC, a Rent Zestimate of $1,472 per month, and a seller contributing $5,000 toward closing costs — all for $130,000 in Sullivan County, Pennsylvania. The land footprint, the zoning flexibility, and the town infrastructure make this a rare combination in the northern Pennsylvania market.
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