318 W 5th St · Oil City, PA 16301

$150,000

3 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 35 Days on market

Built 1895 5,227 sqft 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 +12.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

New Hargenrader Oak Kitchen, Newer Furnace

Key facts

• New boiler
• Flexible space
• New roof

Tags

• NEW ROOF
• NEW BOILER
• TANKLESS HOT WATER HEATER
• FLEXIBLE SPACE

Property features AI

Finance

• Other: Property listed as residential

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential property; Multi-level / split design (two levels); R-1 zoning
• Construction: Masonite exterior; Composition roof; Built with standard foundation (basement present)
• Exterior features: Patio; Porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 7 total rooms (including bedrooms)
• Flooring: Hardwood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Central air conditioning; 200+ amp electric service
• Interior features: High-speed internet available; Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-18 ($-216/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.8% below list).
• Recommended offer: $125k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 9.5% in Oil City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#704 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Oil City Area SD (town): math 20% / reading 46% proficiency, ranked #436 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Seventh Street Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 156 students, 100% FRL); Oil City Area Ms (math 11% / reading 46%, grade F, #395 of 512 statewide, top 78%, 582 students, 100% FRL); Oil City Shs (math 47% / reading 24%, grade F, #305 of 437 statewide, top 70%, 603 students, 74% FRL) — zoned schools average 92% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.2% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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 $56k; list at $150k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,832 (16.8% 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 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $95,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 W Third St	0.14mi	3/1.5	1,948 (+0%)	4mo	$155,000	$80	88
318 W 3rd St	0.17mi	4/2.0 (+1)	1,948 (+0%)	7mo	$29,400	$15	81
407 Moran	0.03mi	3/1.5	1,748 (-10%)	11mo	$85,500	$49	71
1110 W 3rd St	0.44mi	3/1.0	1,994 (+3%)	5mo	$170,000	$85	67
102 Hiland Ave	0.47mi	3/1.5	1,881 (-3%)	4mo	$59,000	$31	67
1108 W Second St	0.47mi	3/1.0	1,968 (+1%)	12mo	$44,000	$22	62
1033 W Second St	0.40mi	3/1.0	2,016 (+4%)	14mo	$50,000	$25	59
148 West 3rd St	0.24mi	4/1.5 (+1)	2,146 (+10%)	11mo	$130,000	$61	55
14 East Fifth St	0.44mi	3/1.5	1,726 (-11%)	13mo	$18,000	$10	48
108 E Sixth St	0.48mi	3/1.0	2,184 (+12%)	6mo	$117,792	$54	48
1026 W 1st St	0.45mi	3/1.0	1,730 (-11%)	18mo	$127,500	$74	41
609 E 4th St	0.66mi	4/1.0 (+1)	1,720 (-12%)	3mo	$10,000	$6	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.25×
• Total profit: $10,484
• Equity at exit: $60,596

10-year hold

• IRR: 8.1%
• Equity multiple: 2.12×
• Total profit: $47,236
• Equity at exit: $88,374

Cash invested: $42,000 (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 16301

• Home prices YoY: 1.0%
• Active inventory: 52
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-18

Break-even live

Break-even rent $1,271

Max offer price $146,822

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $24	+0% $-18	+5% $-60	+10% $-103
Rent	-10% $-117	-5% $-67	+0% $-18	+5% $31	+10% $81
Rate	-1.0pp $58	-0.5pp $20	base $-18	+0.5pp $-57	+1.0pp $-96

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
815 W 1st St Oil City, PA	4.0	1.5	1674	$1,300	$0.78	45d	1	0.31mi
1950 W 1st St Oil City, PA	4.0	2.0	1260	$995	$0.79	45d	1	1.15mi

Listing history 24 events

1. 2026-06-21
   days on market $150,000 Active 35 DOM
2. 2026-06-21
   days on market $150,000 Active 34 DOM
3. 2026-06-18
   days on market $150,000 Active 32 DOM
4. 2026-06-17
   days on market $150,000 Active 31 DOM
5. 2026-06-16
   days on market $150,000 Active 30 DOM
6. 2026-06-15
   days on market $150,000 Active 29 DOM
7. 2026-06-13
   days on market $150,000 Active 27 DOM
8. 2026-06-12
   days on market $150,000 Active 26 DOM
9. 2026-06-09
   days on market $150,000 Active 23 DOM
10. 2026-06-08
    days on market $150,000 Active 22 DOM
11. 2026-06-08
    days on market $150,000 Active 21 DOM
12. 2026-06-07
    days on market $150,000 Active 20 DOM
13. 2026-06-04
    days on market $150,000 Active 17 DOM
14. 2026-06-02
    days on market $150,000 Active 16 DOM
15. 2026-06-01
    days on market $150,000 Active 15 DOM
16. 2026-05-31
    days on market $150,000 Active 14 DOM
17. 2026-05-17
    listed $150,000 Active
18. 2023-08-23
    price $140,000
19. 2023-06-11
    price $150,000
20. 2023-05-19
    listed $160,000 Active
21. 2009-10-06
    soldstatus $56,000
22. 2009-10-02
    soldstatus $56,000 42-char remark

    Show marketing remark (42 chars)

    New Hargenrader Oak Kitchen, Newer Furnace

23. 2006-09-01
    soldstatus $55,000
24. 2006-09-01
    soldstatus $55,000

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$255/yr (+$21/mo · 13.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,980
• − Mortgage interest: −$8,402
• − Property taxes: −$1,861
• − Insurance: −$750
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$4,364
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $455/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: Oil City Area SD
• NCES district ID: 4218090
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $37,451
• Composite: 27.39/100
• National rank: #6973
• State rank: #436 of 539 in PA

Livability — Oil City

• Score: 71/100
• State rank: #704
• US rank: #6931

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oil City, PA
• Population (ZIP): 15,067

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 3% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.18%
• Current HPI: 218.0124
• 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

+172.7% since first listed

8 events — show timeline

• 2026-05-17 Listed $150,000 AVBREALTORS
• 2023-08-23 Price Changed $140,000 AVBREALTORS
• 2023-06-11 Price Changed $150,000 AVBREALTORS
• 2023-05-19 Listed $160,000 AVBREALTORS
• 2009-10-06 Sold (Public Records) $56,000 Public Records
• 2009-10-02 Sold (MLS) $56,000 AVBREALTORS
• 2006-09-01 Sold (Public Records) $55,000 Public Records
• 2006-09-01 Sold (MLS) $55,000 AVBREALTORS

Property tax history

+0.9%/yr

Latest (2026): $1,861 · -1.3% YoY. Source: county tax records.