435 Mccalmont Rd · Oak Hills, PA 16053

$205,000

2 bd · 1.0 ba · 1,845 sqft · SingleFamily public records · 232 Days on market

Built 1950 1.26 ac lot $111/sqft · 30% below area Est $292k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +5.9/30.0
• Schools +4.3/10.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

Key facts

• Covered front porch
• One acre lot
• Gardening

Tags

• ONE ACRE LOT
• MATURE TREES
• COVERED FRONT PORCH
• BACK PORCH
• GARDENING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (42.5% below list).
• Recommended offer: $118k (42.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#594 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• Butler Area SD (town): math 41% / reading 59% proficiency, ranked #181 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Butler Area Ihs (math 25% / reading 55%, grade F, #257 of 512 statewide, top 52%, 1,342 students, 47% FRL); Butler Area Shs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,989 students, 31% FRL).
• Market conditions: 24 active listings in the ZIP; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $34k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $161k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,956 (42.5% 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 232 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.40%
• DSCR: 0.63
• GRM: 14.5

CMA / ARV

• ARV (median comp): $291,928
• List price: $205,000
• Delta: -29.78%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-1.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.20×
• Total profit: $-45,900
• Equity at exit: $44,349

10-year hold

• IRR: -13.5%
• Equity multiple: -0.07×
• Total profit: $-61,232
• Equity at exit: $42,322

Cash invested: $57,400 (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 16053

• Home prices YoY: -1.2%
• Active inventory: 24
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-402

Break-even live

Break-even rent $1,688

Max offer price $133,985

Occupancy floor —

Sensitivity live

Price	-10% $-286	-5% $-344	+0% $-402	+5% $-460	+10% $-518
Rent	-10% $-495	-5% $-449	+0% $-402	+5% $-355	+10% $-309
Rate	-1.0pp $-299	-0.5pp $-350	base $-402	+0.5pp $-455	+1.0pp $-509

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   statusdays on market $205,000 Pending 232 DOM
2. 2026-06-09
   days on market $205,000 Contingent 229 DOM
3. 2026-06-08
   days on market $205,000 Contingent 228 DOM
4. 2026-06-07
   days on market $205,000 Contingent 227 DOM
5. 2026-06-03
   days on market $205,000 Contingent 223 DOM
6. 2026-06-02
   days on market $205,000 Contingent 222 DOM
7. 2026-06-01
   days on market $205,000 Contingent 221 DOM
8. 2026-05-31
   days on market $205,000 Contingent 220 DOM
9. 2026-05-15
   historical Contingent 787-char remark

   Show marketing remark (787 chars)

   Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

10. 2026-05-05
    price $205,000 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

11. 2026-04-06
    price $209,000 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

12. 2026-03-16
    price $215,000 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

13. 2026-01-14
    price $219,000 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

14. 2025-12-04
    price $224,000 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

15. 2025-11-10
    price $229,000 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

16. 2025-10-23
    listed $239,000 Active 787-char remark

    Show marketing remark (787 chars)

    Welcome to 435 McCalmont Road your perfect starter home! Nestled on a mostly wooded one-acre lot, this adorable Cape Cod–style home has classic character with some updated log cabin appeal. Surrounded by mature trees and open space, the property offers plenty of privacy while remaining just minutes from route 8 which makes commuting to Butler, Cranberry, or Pittsburgh convenient. Step inside to find a warm, inviting interior featuring hardwood floors and cozy living spaces. Upstairs, you’ll find a large bedroom that could be a spacious master or converted into 2 bedrooms. Enjoy quiet mornings on the covered front porch with coffee in hand or look off the back porch and watch nature. This property is perfect for gardening, play, or simply soaking in the tranquility.

17. 2021-10-05
    soldstatus $160,820 Closed 438-char remark

    Show marketing remark (438 chars)

    Move right into this cape cod home situated on a picturesque 1.25 acre lot in a convenient location in Butler township. You'll will find on the first level kitchen with spacious living and dining rooms and two bedrooms. The upper level is currently has one large bedroom with plenty of storage. This home also features a central air, hardwood floors under the carpet , one car integral garage and paved drive. No show till Monday Aug. 9th

18. 2021-08-10
    historical Contingent 438-char remark

    Show marketing remark (438 chars)

    Move right into this cape cod home situated on a picturesque 1.25 acre lot in a convenient location in Butler township. You'll will find on the first level kitchen with spacious living and dining rooms and two bedrooms. The upper level is currently has one large bedroom with plenty of storage. This home also features a central air, hardwood floors under the carpet , one car integral garage and paved drive. No show till Monday Aug. 9th

19. 2021-08-04
    listed $169,900 Active 438-char remark

    Show marketing remark (438 chars)

    Move right into this cape cod home situated on a picturesque 1.25 acre lot in a convenient location in Butler township. You'll will find on the first level kitchen with spacious living and dining rooms and two bedrooms. The upper level is currently has one large bedroom with plenty of storage. This home also features a central air, hardwood floors under the carpet , one car integral garage and paved drive. No show till Monday Aug. 9th

ⓘ 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: $2,081 · $173/mo
• Projected year-2 tax: $2,660 · $222/mo
• Expected delta: +$579/yr (+$48/mo · 27.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,155
• − Mortgage interest: −$11,483
• − Property taxes: −$2,081
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$5,964
• Taxable loss: −$8,663
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $-2,745/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: Butler Area SD
• NCES district ID: 4204590
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $49,348
• Composite: 42.65/100
• National rank: #3180
• State rank: #181 of 539 in PA

Livability — Oak Hills

• Score: 73/100
• State rank: #594
• US rank: #5661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Hills, PA
• Population (ZIP): 3,284

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 10% Italian 6% Lithuanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.53%
• Current HPI: 122.7907
• 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

+20.7% since first listed

11 events — show timeline

• 2026-05-15 Contingent — West Penn MLS
• 2026-05-05 Price Changed $205,000 West Penn MLS
• 2026-04-06 Price Changed $209,000 West Penn MLS
• 2026-03-16 Price Changed $215,000 West Penn MLS
• 2026-01-14 Price Changed $219,000 West Penn MLS
• 2025-12-04 Price Changed $224,000 West Penn MLS
• 2025-11-10 Price Changed $229,000 West Penn MLS
• 2025-10-23 Listed $239,000 West Penn MLS
• 2021-10-05 Sold (MLS) $160,820 West Penn MLS
• 2021-08-10 Contingent — West Penn MLS
• 2021-08-04 Listed $169,900 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $2,081 · +0.0% YoY. Source: county tax records.