126 Cherry Run Rd · Rouseville, PA 16344

$80,000

2 bd · 1.5 ba · 1,392 sqft · SingleFamily public records · 538 Days on market

Built 1912 5,662 sqft lot $57/sqft · 6% below area Est $85k · 6% under

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +9.0/10.0
• Appreciation +5.0/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

Key facts

• Paved driveway
• 5,662 sq ft lot
• Garage

Tags

• PAVED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (27.6% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $58k (27.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 58/100 on livability (#1,565 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, crime D, amenities 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: Hasson Heights Sch (math 22% / reading 42%, grade F, #1,094 of 1,518 statewide, top 73%, 385 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: 4 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($553 loan paydown + $2k appreciation (3.0% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 538 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $70k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $80k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,949 (27.6% 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 538 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.40% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.98%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $84,718
• List price: $80,000
• Delta: -5.57%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Mechanic St	0.06mi	3/1.5 (+1)	1,456 (+5%)	12mo	$83,000	$57	75

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $1,985
• Equity at exit: $35,971

10-year hold

• IRR: 5.4%
• Equity multiple: 1.83×
• Total profit: $18,630
• Equity at exit: $55,436

Cash invested: $22,400 (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 16344

• Active inventory: 4
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,121 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$33
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-125

Break-even live

Break-even rent $1,279

Max offer price $57,949

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-102	+0% $-125	+5% $-147	+10% $-170
Rent	-10% $-213	-5% $-169	+0% $-125	+5% $-81	+10% $-36
Rate	-1.0pp $-85	-0.5pp $-104	base $-125	+0.5pp $-146	+1.0pp $-167

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $80,000 Active 538 DOM
2. 2026-06-21
   days on market $80,000 Active 537 DOM
3. 2026-06-18
   days on market $80,000 Active 535 DOM
4. 2026-06-17
   days on market $80,000 Active 534 DOM
5. 2026-06-16
   days on market $80,000 Active 533 DOM
6. 2026-06-15
   days on market $80,000 Active 532 DOM
7. 2026-06-13
   days on market $80,000 Active 530 DOM
8. 2026-06-12
   days on market $80,000 Active 529 DOM
9. 2026-06-09
   days on market $80,000 Active 526 DOM
10. 2026-06-08
    days on market $80,000 Active 525 DOM
11. 2026-06-08
    days on market $80,000 Active 524 DOM
12. 2026-06-07
    days on market $80,000 Active 523 DOM
13. 2026-06-04
    days on market $80,000 Active 520 DOM
14. 2026-06-02
    days on market $80,000 Active 519 DOM
15. 2026-06-01
    days on market $80,000 Active 518 DOM
16. 2026-05-31
    days on market $80,000 Active 517 DOM
17. 2025-12-17
    price $80,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

18. 2025-10-02
    price $85,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

19. 2025-08-16
    price $90,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

20. 2025-07-27
    price $95,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

21. 2025-05-29
    price $105,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

22. 2025-05-22
    price $120,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

23. 2025-05-06
    price $130,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

24. 2025-03-24
    price $140,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

25. 2025-03-21
    price $144,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

26. 2025-02-04
    price $145,000 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

27. 2024-12-30
    listed $150,000 Active 144-char remark

    Show marketing remark (144 chars)

    Nice spacious 3-bedroom 2 bath house, that has recently been renovated. Back deck overlooking Cherry Run, and Paved driveway are sure to please.

28. 2023-10-04
    soldstatus $43,000 Closed 444-char remark

    Show marketing remark (444 chars)

    This 1,392 sq ft, two story home with walk up attic offers nice room sizes for the living and dining area, kitchen with plenty of work space, 1/2 bath and laundry on first floor and walk out to a deck overlooking Cherry Run Creek. Second level offers three bedrooms, full bath ready for some refreshing. Natural woodwork throughout, single stall under garage with basement workspace. Seller is only accepting strong conventional or cash buyers.

29. 2023-09-18
    historical Active Under Contract 444-char remark

    Show marketing remark (444 chars)

    This 1,392 sq ft, two story home with walk up attic offers nice room sizes for the living and dining area, kitchen with plenty of work space, 1/2 bath and laundry on first floor and walk out to a deck overlooking Cherry Run Creek. Second level offers three bedrooms, full bath ready for some refreshing. Natural woodwork throughout, single stall under garage with basement workspace. Seller is only accepting strong conventional or cash buyers.

30. 2023-07-17
    listed $50,000 Active 444-char remark

    Show marketing remark (444 chars)

    This 1,392 sq ft, two story home with walk up attic offers nice room sizes for the living and dining area, kitchen with plenty of work space, 1/2 bath and laundry on first floor and walk out to a deck overlooking Cherry Run Creek. Second level offers three bedrooms, full bath ready for some refreshing. Natural woodwork throughout, single stall under garage with basement workspace. Seller is only accepting strong conventional or cash buyers.

31. 1994-06-27
    soldstatus $17,000

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,215 · $101/mo
• Expected delta: +$49/yr (+$4/mo · 4.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 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: $13,453
• − Mortgage interest: −$4,481
• − Property taxes: −$1,166
• − Insurance: −$5,925
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,327
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $-874/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 — Rouseville

• Score: 58/100
• State rank: #1565
• US rank: #20824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rouseville, PA
• City population: 470
• Population (ZIP): 470

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 (98%)
• Race & ethnicity: White 98% Native American 1%
• Common ancestry: Romanian 4% Italian 3% Slovak 2%

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: —
• Current HPI: —
• 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

+370.6% since first listed

15 events — show timeline

• 2025-12-17 Price Changed $80,000 AVBREALTORS
• 2025-10-02 Price Changed $85,000 AVBREALTORS
• 2025-08-16 Price Changed $90,000 AVBREALTORS
• 2025-07-27 Price Changed $95,000 AVBREALTORS
• 2025-05-29 Price Changed $105,000 AVBREALTORS
• 2025-05-22 Price Changed $120,000 AVBREALTORS
• 2025-05-06 Price Changed $130,000 AVBREALTORS
• 2025-03-24 Price Changed $140,000 AVBREALTORS
• 2025-03-21 Price Changed $144,000 AVBREALTORS
• 2025-02-04 Price Changed $145,000 AVBREALTORS
• 2024-12-30 Listed $150,000 AVBREALTORS
• 2023-10-04 Sold (MLS) $43,000 AVBREALTORS
• 2023-09-18 Contingent — AVBREALTORS
• 2023-07-17 Listed $50,000 AVBREALTORS
• 1994-06-27 Sold (Public Records) $17,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $1,166 · +0.1% YoY. Source: county tax records.