102 West Fifth St · Oil City, PA 16301

$90,900

3 bd · 1.5 ba · 1,743 sqft · SingleFamily public records · 65 Days on market

Built 1880 2,613 sqft lot $52/sqft · 13% above area Est $80k · 13% over

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Why this score? — see what drove the C 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 +25.3/30.0
• DSCR +8.4/10.0
• 1% rule +7.3/10.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0

Listing remarks MLS

This well-maintained Oil City South Side 3-bedroom home is now available for purchase. Located close to 7th Street Elementary School, and a short walking distance to Mitchell Park for family activities! This home features a main floor laundry, main floor quarter bath off kitchen, has mostly all original hardwood flooring throughout. The updated kitchen has easy care laminate flooring installed & built-in dishwasher, that makes clean up a breeze. The colonial style dining room features beautiful hardwood paneling wainscoting on its walls, & a coffered beamed ceiling for those special holidays or big family meals; you'll enjoy the warmth of this home and more! This Home is being sold" as is" without warranty or repair. Owner must find suitable housing prior to possession. Pre-qualified Buyers Only! Call Us Today to Start Your Home Buying Process!

Key facts

• 2,613 sq ft lot
• Built 1880
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($628 loan paydown + $2k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,446 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (median comp): $80,406
• List price: $90,900
• Delta: 13.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Moran	0.19mi	3/1.5	1,748 (+0%)	11mo	$85,500	$49	82
104 W 6th St	0.07mi	3/1.5	1,612 (-8%)	4mo	$73,000	$45	81
33 West 5th St	0.06mi	3/1.0	1,648 (-6%)	7mo	$45,000	$27	80
14 East Fifth St	0.26mi	3/1.5	1,726 (-1%)	13mo	$18,000	$10	76
102 Hiland Ave	0.29mi	3/1.5	1,881 (+8%)	4mo	$59,000	$31	70
609 E 4th St	0.50mi	4/1.0 (+1)	1,720 (-1%)	3mo	$10,000	$6	65
405 W Third St	0.27mi	3/1.5	1,948 (+12%)	4mo	$155,000	$80	65
318 W 3rd St	0.25mi	4/2.0 (+1)	1,948 (+12%)	7mo	$29,400	$15	56
1201 Riverside Dr	0.69mi	4/1.5 (+1)	1,661 (-5%)	8mo	$36,000	$22	48
108 Mitchell Ave	0.66mi	3/1.0	1,600 (-8%)	10mo	$50,000	$31	45
1110 W 3rd St	0.63mi	3/1.0	1,994 (+14%)	5mo	$170,000	$85	41
1108 W Second St	0.65mi	3/1.0	1,968 (+13%)	12mo	$44,000	$22	36

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: 14.6%
• Equity multiple: 1.80×
• Total profit: $20,304
• Equity at exit: $36,721

10-year hold

• IRR: 17.1%
• Equity multiple: 3.31×
• Total profit: $58,862
• Equity at exit: $53,554

Cash invested: $25,452 (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: 53
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $207

Break-even live

Break-even rent $852

Max offer price $90,900

Occupancy floor 76%

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: $22,725
• Closing costs: $2,727
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Central Ave Unit 1 Oil City, PA	2.0	1.0	1200	$1,000	$0.83	43d	1	0.28mi
815 W 1st St Oil City, PA	4.0	1.5	1674	$1,300	$0.78	43d	1	0.43mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	43d	1	1.10mi
1950 W 1st St Oil City, PA	4.0	2.0	1260	$995	$0.79	43d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $90,900 Active 65 DOM
2. 2026-06-17
   pricedays on market $90,900 Active 64 DOM
3. 2026-06-16
   days on market $95,900 Active 63 DOM
4. 2026-06-15
   days on market $95,900 Active 62 DOM
5. 2026-06-13
   days on market $95,900 Active 60 DOM
6. 2026-06-12
   days on market $95,900 Active 59 DOM
7. 2026-06-09
   days on market $95,900 Active 56 DOM
8. 2026-06-08
   days on market $95,900 Active 55 DOM
9. 2026-06-08
   days on market $95,900 Active 54 DOM
10. 2026-06-07
    days on market $95,900 Active 53 DOM
11. 2026-06-04
    days on market $95,900 Active 50 DOM
12. 2026-06-02
    days on market $95,900 Active 49 DOM
13. 2026-06-01
    days on market $95,900 Active 48 DOM
14. 2026-05-31
    days on market $95,900 Active 47 DOM
15. 2026-04-14
    listed $95,900 Active 877-char remark

    Show marketing remark (877 chars)

    This well-maintained Oil City South Side 3-bedroom home is now available for purchase. Located close to 7th Street Elementary School, and a short walking distance to Mitchell Park for family activities! This home features a main floor laundry, main floor quarter bath off kitchen, has mostly all original hardwood flooring throughout. The updated kitchen has easy care laminate flooring installed & built-in dishwasher, that makes clean up a breeze. The colonial style dining room features beautiful hardwood paneling wainscoting on its walls, & a coffered beamed ceiling for those special holidays or big family meals; you'll enjoy the warmth of this home and more! This Home is being sold" as is" without warranty or repair. Owner must find suitable housing prior to possession. Pre-qualified Buyers Only! Call Us Today to Start Your Home Buying Process!

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $1,905 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $13,378
• − Mortgage interest: −$5,092
• − Property taxes: −$1,905
• − Insurance: −$454
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,644
• Taxable income: $1,142
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,215/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

1 event — show timeline

• 2026-04-14 Listed $95,900 AVBREALTORS

Property tax history

+0.9%/yr

Latest (2026): $1,905 · -1.3% YoY. Source: county tax records.