16148 Holbrook Rd · Oil Creek, PA 16341

$71,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 1 Days on market

Built 1995 2.72 ac lot ↓ 43% since listing

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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
• 1% rule +9.7/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NIcely maintained manufactured home that includes personal property, such as kitchen ware, bedding, riding mower, push mower, tools and so much more! Just move in before hunting season arrives. Woods surrounding abundant with deer, turkey and other wildlife. Remote country road; Home includes two lots (2.72 Acres) with a wooded view; vaulted ceilings and features 3 Bedrooms that include a master suite.

Key facts

• Covered deck
• Two lots
• Level lot

Tags

• TWO LOTS
• WOODED AREAS
• WELL EQUIPPED KITCHEN
• COVERED DECK
• FRUIT TREES
• LEVEL LOT

Property features AI

Exterior

• Parking: Detached oversized garage with garage door opener (1 covered space, 1 garage space; 1 total parking space)
• Utilities: Well water; Septic tank; 100 amp electric service with circuit breakers
• Home design: Manufactured home; One level; Residential property
• Construction: Vinyl siding with frame construction; Pillar/post/pier foundation; Composition roof; Built as a mobile home
• Exterior features: Deck; Storage; Garage(s); Workshop

Interior

• Kitchen: Range; Microwave; Refrigerator; Other appliances
• Bedrooms: Total rooms: 5
• Flooring: Vinyl; Other
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (propane); Has cooling
• Interior features: Water softener (owned); Electric water heater; Storage; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $71k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Titusville Area SD (town): math 35% / reading 55% proficiency, ranked #287 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 $6k of equity ($491 loan paydown + $6k appreciation (8.3% 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 (8.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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.
• Current owner paid $50k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $71,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.22%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.6%
• Equity multiple: 3.56×
• Total profit: $50,902
• Equity at exit: $55,382

10-year hold

• IRR: 31.6%
• Equity multiple: 7.68×
• Total profit: $132,748
• Equity at exit: $111,336

Cash invested: $19,880 (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 16341

• Home prices YoY: 3.4%
• Active inventory: 7
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$372
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $318

Break-even live

Break-even rent $638

Max offer price $71,000

Occupancy floor 64%

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $71,000 Active 1 DOM

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,495
• − Mortgage interest: −$3,977
• − Property taxes: −$1,228
• − Insurance: −$355
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$2,065
• Taxable income: $2,870
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $3,131/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: Titusville Area SD
• NCES district ID: 4223490
• Math proficiency: 35% ▼ -9.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $38,179
• Composite: 37.43/100
• National rank: #4418
• State rank: #287 of 539 in PA

Livability — Oil Creek

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

Census & demographics

• Population (ZIP): 1,790

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 4% Romanian 2% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 8.30%
• Current HPI: 250.7438
• 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

-43.2% since first listed

9 events — show timeline

• 2026-06-17 Listed $71,000 AVBREALTORS
• 2023-06-27 Sold (Public Records) $50,000 Public Records
• 2023-06-27 Sold (MLS) $50,000 AVBREALTORS
• 2023-06-01 Contingent — AVBREALTORS
• 2023-04-27 Price Changed $65,000 AVBREALTORS
• 2023-04-04 Relisted — AVBREALTORS
• 2022-11-18 Price Changed $87,500 AVBREALTORS
• 2022-10-18 Price Changed $107,500 AVBREALTORS
• 2022-10-03 Listed $125,000 AVBREALTORS

Property tax history

+2.2%/yr

Latest (2026): $1,228 · +2.9% YoY. Source: county tax records.