808 Calan St · Seven Fields, PA 16066

$576,990

3 bd · 2.5 ba · 2,495 sqft · Townhouse · 28 Days on market

Built 2026 2,178 sqft lot Est $584k · at est.

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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 +10.7/30.0
• ARV discount +8.0/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the charm of a brand-new townhome located in the newest phase of Crescent. This thoughtfully designed home offers 3 bedrooms, 2.5 baths, and the opportunity to personalize with added square footage, bathroom layouts, and designer finishes. A welcoming entry and landscaped exterior lead to an open-concept main level with 9’ ceilings and 8’ doors, featuring a spacious great room, chef-inspired kitchen, dining area, private study, and balcony. The lower level includes a game room, mudroom with walk-in closet, and convenient entry. Upstairs, the primary suite offers a retreat with a tiled shower and two large walk-in closets, while two additional bedrooms, a full bath, and laundry closet complete the home. Crescent offers a serene neighborhood lake for fishing, a central green for gatherings, and scenic walking trails just steps from your door.

Key facts

• Hardie plank siding
• Balcony
• Private study

Tags

• HARDIE PLANK SIDING
• 9-FOOT CEILINGS
• CHEF-INSPIRED KITCHEN
• PRIVATE STUDY
• BALCONY
• STATEMENT ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $577k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $538k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $470k (18.5% below list).
• Recommended offer: $470k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.3% in Seven Fields — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#266 in PA, #2,336 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, health & safety D, commute F.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.9%/yr); 288 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• At $4,705/mo this rent would consume 45% of the median local household income ($124k/yr) (locally 536% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 28 days — a 2% lower offer ($568k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $470,482 (18.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.82% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $583,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Ramsgate Rd	0.17mi	3/2.5	2,495 (0%)	7mo	$599,990	$240	86
340 Highbridge Ln	0.14mi	3/2.5	2,494 (-0%)	10mo	$559,990	$225	85
324 Highbridge Ln	0.16mi	3/2.5	2,495 (0%)	9mo	$524,260	$210	85
302 Highbridge Ln	0.19mi	3/2.5	2,738 (+10%)	6mo	$641,990	$234	70
304 Highbridge Ln	0.19mi	3/2.5	2,738 (+10%)	8mo	$639,990	$234	68
248 Limehouse Rd	0.32mi	3/3.0	2,258 (-10%)	1mo	$539,000	$239	66
423 Ramsgate Rd	0.15mi	3/2.5	2,131 (-15%)	4mo	$542,990	$255	65
247 Limehouse Rd	0.30mi	3/2.5	2,215 (-11%)	3mo	$499,900	$226	65
511 High Crescent Rd	0.23mi	3/2.5	2,738 (+10%)	11mo	$632,990	$231	64
503 High Crescent Rd	0.24mi	3/2.5	2,738 (+10%)	11mo	$624,990	$228	63
328 Highbridge Ln	0.16mi	3/2.5	2,131 (-15%)	9mo	$487,770	$229	61
338 Highbridge Ln	0.14mi	4/3.5 (+1)	2,161 (-13%)	6mo	$540,990	$250	57

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-124,451
• Equity at exit: $86,031

10-year hold

• IRR: -28.2%
• Equity multiple: -0.14×
• Total profit: $-183,562
• Equity at exit: $49,888

Cash invested: $161,557 (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 16066

• Rents YoY: -1.9%
• Active inventory: 288
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,705 high
• Mortgage (P&I): −$3,026
• Tax est. 1.5%: −$721 /mo · $8,655/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $-271

Break-even live

Break-even rent $5,047

Max offer price $537,828

Occupancy floor —

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: $144,248
• Closing costs: $17,310
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 High Crescent Rd Cranberry Township, PA	3.0	2.5	3170	$5,500	$1.74	23d	1	0.26mi
228 Limehouse Rd Cranberry Township, PA	3.0	3.0	2000	$6,500	$3.25	43d	1	0.36mi
219 Limehouse Rd Cranberry Township, PA	3.0	2.5	2200	$7,500	$3.41	43d	1	0.39mi
1000 Creekview Cir Cranberry Township, PA	2.0	1.0–2.0	1244	$2,767	$2.22	1d	16	0.99mi
5001 Pendleton Way Cranberry Twp, PA	1.0–3.0	1.0–3.0	1459	$4,673	$3.20	1d	27	1.01mi
8000 Brandt Dr Cranberry Twp, PA	1.0–3.0	1.0–2.0	1193	$2,776	$2.33	1d	26	1.04mi
305 Frederick Way Cranberry Twp, PA	3.0	3.5	1748	$3,200	$1.83	43d	1	1.10mi
114 Main St Cranberry Township, PA	4.0	3.5	2900	$5,995	$2.07	12d	1	1.13mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,995	$1.68	4d	1	1.14mi
417 Roebling Ct Cranberry Township, PA	3.0	2.5	2500	$3,100	$1.24	3d	1	1.25mi
816 Graywyck Dr Seven Fields, PA	4.0	3.5	2512	$3,200	$1.27	16d	1	1.44mi

Listing history 4 events

1. 2026-02-17
   status Pending
2. 2026-01-20
   listed $576,990 Active

   Show marketing remark (875 chars)

   Experience the charm of a brand-new townhome located in the newest phase of Crescent. This thoughtfully designed home offers 3 bedrooms, 2.5 baths, and the opportunity to personalize with added square footage, bathroom layouts, and designer finishes. A welcoming entry and landscaped exterior lead to an open-concept main level with 9’ ceilings and 8’ doors, featuring a spacious great room, chef-inspired kitchen, dining area, private study, and balcony. The lower level includes a game room, mudroom with walk-in closet, and convenient entry. Upstairs, the primary suite offers a retreat with a tiled shower and two large walk-in closets, while two additional bedrooms, a full bath, and laundry closet complete the home. Crescent offers a serene neighborhood lake for fishing, a central green for gatherings, and scenic walking trails just steps from your door.

3. 2026-01-20
   historical Expired 875-char remark

   Show marketing remark (875 chars)

   Experience the charm of a brand-new townhome located in the newest phase of Crescent. This thoughtfully designed home offers 3 bedrooms, 2.5 baths, and the opportunity to personalize with added square footage, bathroom layouts, and designer finishes. A welcoming entry and landscaped exterior lead to an open-concept main level with 9’ ceilings and 8’ doors, featuring a spacious great room, chef-inspired kitchen, dining area, private study, and balcony. The lower level includes a game room, mudroom with walk-in closet, and convenient entry. Upstairs, the primary suite offers a retreat with a tiled shower and two large walk-in closets, while two additional bedrooms, a full bath, and laundry closet complete the home. Crescent offers a serene neighborhood lake for fishing, a central green for gatherings, and scenic walking trails just steps from your door.

4. 2025-11-13
   listed $515,990 Active 875-char remark

   Show marketing remark (875 chars)

   Experience the charm of a brand-new townhome located in the newest phase of Crescent. This thoughtfully designed home offers 3 bedrooms, 2.5 baths, and the opportunity to personalize with added square footage, bathroom layouts, and designer finishes. A welcoming entry and landscaped exterior lead to an open-concept main level with 9’ ceilings and 8’ doors, featuring a spacious great room, chef-inspired kitchen, dining area, private study, and balcony. The lower level includes a game room, mudroom with walk-in closet, and convenient entry. Upstairs, the primary suite offers a retreat with a tiled shower and two large walk-in closets, while two additional bedrooms, a full bath, and laundry closet complete the home. Crescent offers a serene neighborhood lake for fishing, a central green for gatherings, and scenic walking trails just steps from your door.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥96°F today · 15 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: $56,458
• − Mortgage interest: −$32,320
• − Property taxes: −$8,655
• − Insurance: −$2,885
• − Repairs & maintenance: −$4,517
• − Management: −$4,517
• − Depreciation: −$16,785
• Taxable loss: −$13,221
• Est. tax savings @ 24.0%: +$3,173
• After-tax cash flow: $-75/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: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Seven Fields

• Score: 79/100
• State rank: #266
• US rank: #2336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

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 (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 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: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• Metro: Pittsburgh, PA
• 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

+11.8% since first listed

4 events — show timeline

• 2026-02-17 Pending — West Penn MLS
• 2026-01-20 Delisted — West Penn MLS
• 2026-01-20 Listed $576,990 West Penn MLS
• 2025-11-13 Listed $515,990 West Penn MLS