1009 Central Ave Ext · Cranberry, PA 16301

$127,900

2 bd · 1.0 ba · 786 sqft · SingleFamily public records · 23 Days on market

Built 1930 6,969 sqft lot Est $119k · 8% over

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Why this score? — see what drove the F 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 +8.9/30.0
• Appreciation +6.1/10.0
• ARV discount +4.0/15.0
• Schools +3.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Three bedrooms one bath in Cranberry School district. A beautiful cover back porch for coffee. The home has all original, untouched, unpainted, woodwork. Schedule your showing or request the 3D tour!

Key facts

• Brick fireplace
• Arched openings
• Original woodwork

Tags

• ORIGINAL WOODWORK
• ARCHED OPENINGS
• BRICK FIREPLACE
• COVERED UPPER-LEVEL PORCH
• LARGE TREE-LINED BACKYARD
• FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Driveway; 1 covered parking space (garage) and 1 total parking space; Open parking available
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers; Cable available
• Home design: One level; Residential property
• Construction: Vinyl siding; Composition roof; Other foundation; Built as residential
• Exterior features: Deck; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Gas water heater
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High-speed internet available; Fireplace (other type)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $110k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (28.9% below list).
• Recommended offer: $91k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Cranberry Area SD (rural): math 32% / reading 52% proficiency, ranked #327 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cranberry El Sch (math 29% / reading 53%, grade F, #932 of 1,518 statewide, top 62%, 606 students, 46% FRL); Cranberry Area Jshs (math 35% / reading 47%, grade F, #251 of 437 statewide, top 58%, 557 students, 41% FRL).
• 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 ($884 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.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,955 (28.9% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $118,686
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Central Ave Ext	0.00mi	3/1.0 (+1)	786 (0%)	24mo	$119,000	$151	75

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: 1.7%
• Equity multiple: 1.09×
• Total profit: $3,350
• Equity at exit: $51,668

10-year hold

• IRR: 5.6%
• Equity multiple: 1.79×
• Total profit: $28,146
• Equity at exit: $75,353

Cash invested: $35,812 (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: 11.7×

Monthly cashflow live

• Estimated rent: $910 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $-103

Break-even live

Break-even rent $1,040

Max offer price $109,753

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-67	+0% $-103	+5% $-139	+10% $-175
Rent	-10% $-175	-5% $-139	+0% $-103	+5% $-67	+10% $-31
Rate	-1.0pp $-38	-0.5pp $-70	base $-103	+0.5pp $-136	+1.0pp $-170

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Innis St Oil City, PA	1.0–2.0	1.0	626	$895	$1.43	23d	1	0.24mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	45d	1	1.36mi

Listing history 23 events

1. 2026-06-21
   days on market $127,900 Active 23 DOM
2. 2026-06-21
   days on market $127,900 Active 22 DOM
3. 2026-06-18
   days on market $127,900 Active 20 DOM
4. 2026-06-17
   days on market $127,900 Active 19 DOM
5. 2026-06-16
   days on market $127,900 Active 18 DOM
6. 2026-06-15
   days on market $127,900 Active 17 DOM
7. 2026-06-13
   days on market $127,900 Active 15 DOM
8. 2026-06-12
   days on market $127,900 Active 14 DOM
9. 2026-06-09
   pricedays on market $127,900 Active 11 DOM
10. 2026-06-08
    days on market $139,500 Active 10 DOM
11. 2026-06-08
    days on market $139,500 Active 9 DOM
12. 2026-06-07
    days on market $139,500 Active 8 DOM
13. 2026-06-04
    days on market $139,500 Active 5 DOM
14. 2026-06-02
    days on market $139,500 Active 4 DOM
15. 2026-06-01
    days on market $139,500 Active 3 DOM
16. 2026-05-31
    days on market $139,500 Active 2 DOM
17. 2026-05-29
    listed $139,500 Active
18. 2024-06-25
    soldstatus $119,000 Closed 199-char remark

    Show marketing remark (199 chars)

    Three bedrooms one bath in Cranberry School district. A beautiful cover back porch for coffee. The home has all original, untouched, unpainted, woodwork. Schedule your showing or request the 3D tour!

19. 2024-05-11
    historical Active Under Contract 199-char remark

    Show marketing remark (199 chars)

    Three bedrooms one bath in Cranberry School district. A beautiful cover back porch for coffee. The home has all original, untouched, unpainted, woodwork. Schedule your showing or request the 3D tour!

20. 2024-05-07
    listed $119,000 Active 199-char remark

    Show marketing remark (199 chars)

    Three bedrooms one bath in Cranberry School district. A beautiful cover back porch for coffee. The home has all original, untouched, unpainted, woodwork. Schedule your showing or request the 3D tour!

21. 2009-06-24
    soldstatus $52,500 342-char remark

    Show marketing remark (342 chars)

    Attractive, well maintained home with vinyl siding, garage, nice kitchen and bath, deep lt, low traffic street, Cranberry Twp. AGENTS: A MINIMUM OF 3 ORIGINAL SIGNED COPIES OF AN AGREEMENT OF SALE SHALL BE REQUIRED WHEN PRESENTING A CONTRACT. Seller requires name(s) of prospective buyer(s) prior to showing. NOTE: Need 24 hour notice to show

22. 2009-06-24
    soldstatus $52,500

    Show marketing remark (342 chars)

    Attractive, well maintained home with vinyl siding, garage, nice kitchen and bath, deep lt, low traffic street, Cranberry Twp. AGENTS: A MINIMUM OF 3 ORIGINAL SIGNED COPIES OF AN AGREEMENT OF SALE SHALL BE REQUIRED WHEN PRESENTING A CONTRACT. Seller requires name(s) of prospective buyer(s) prior to showing. NOTE: Need 24 hour notice to show

23. 2000-11-22
    soldstatus $46,900

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $1,594 · $133/mo
• Expected delta: +$427/yr (+$36/mo · 36.6%)

ⓘ 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 4/10 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: $10,915
• − Mortgage interest: −$7,164
• − Property taxes: −$1,167
• − Insurance: −$640
• − Repairs & maintenance: −$873
• − Management: −$873
• − Depreciation: −$3,721
• Taxable loss: −$3,523
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $-387/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: Cranberry Area SD
• NCES district ID: 4207050
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,410
• Composite: 35.82/100
• National rank: #4827
• State rank: #327 of 539 in PA

Livability — Cranberry

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Woodland Heights, 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

+197.4% since first listed

7 events — show timeline

• 2026-05-29 Listed $139,500 AVBREALTORS
• 2024-06-25 Sold (MLS) $119,000 AVBREALTORS
• 2024-05-11 Contingent — AVBREALTORS
• 2024-05-07 Listed $119,000 AVBREALTORS
• 2009-06-24 Sold (Public Records) $52,500 Public Records
• 2009-06-24 Sold (MLS) $52,500 AVBREALTORS
• 2000-11-22 Sold (Public Records) $46,900 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,167 · +1.5% YoY. Source: county tax records.