229 Bissell Ave · Oil City, PA 16301

$33,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 66 Days on market

Built 1900 3,484 sqft lot $29/sqft · 13% below area Est $44k · 25% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Large Home with 3 Bedrooms and a 3/4 Bath with a 1 Car Detached Garage located on the Northside of Oil City. Just minutes from the High School, Hasson Park, Pool, and Ball fields. Call Today for a Private Showing.

Key facts

• 3,484 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 9.6% in Oil City — 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 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: 51 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 $946 of equity ($228 loan paydown + $718 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.03% ✓
• Cap rate: 24.97%
• Cash-on-cash: 66.70%
• DSCR: 3.97
• GRM: 2.8

CMA / ARV

• ARV (median comp): $44,114
• List price: $33,000
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Mylan St	0.06mi	3/1.0	1,216 (+5%)	2mo	$7,500	$6	87
309 Seeley Ave	0.13mi	3/1.0	1,232 (+7%)	6mo	$16,000	$13	78
276 Linden Ave	0.24mi	3/1.5	1,268 (+10%)	10mo	$75,000	$59	62
217 Clarion St	0.48mi	3/1.0	1,250 (+8%)	6mo	$68,900	$55	59
108 E Fifth St	0.73mi	3/2.0	1,268 (+10%)	2mo	$147,500	$116	44
80 Halyday St	0.68mi	3/1.0	1,232 (+7%)	19mo	$25,000	$20	41
526 Merritt St	0.42mi	3/1.0	1,311 (+13%)	22mo	$25,000	$19	40

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: 63.6%
• Equity multiple: 4.44×
• Total profit: $31,810
• Equity at exit: $13,331

10-year hold

• IRR: 63.9%
• Equity multiple: 9.04×
• Total profit: $74,292
• Equity at exit: $19,442

Cash invested: $9,240 (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: 51
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$14
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $458

Break-even live

Break-even rent $420

Max offer price $33,000

Occupancy floor 49%

Sensitivity live

Price	-10% $477	-5% $467	+0% $458	+5% $449	+10% $439
Rent	-10% $379	-5% $419	+0% $458	+5% $498	+10% $537
Rate	-1.0pp $475	-0.5pp $466	base $458	+0.5pp $449	+1.0pp $441

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	45d	1	0.18mi
211 Central Ave Unit 1 Oil City, PA	2.0	1.0	1200	$1,000	$0.83	45d	1	0.66mi

Listing history 16 events

1. 2026-06-21
   days on market $33,000 Active 66 DOM
2. 2026-06-18
   days on market $33,000 Active 64 DOM
3. 2026-06-17
   days on market $33,000 Active 63 DOM
4. 2026-06-16
   days on market $33,000 Active 62 DOM
5. 2026-06-15
   days on market $33,000 Active 61 DOM
6. 2026-06-13
   days on market $33,000 Active 59 DOM
7. 2026-06-12
   days on market $33,000 Active 58 DOM
8. 2026-06-09
   days on market $33,000 Active 55 DOM
9. 2026-06-08
   days on market $33,000 Active 54 DOM
10. 2026-06-08
    days on market $33,000 Active 53 DOM
11. 2026-06-07
    days on market $33,000 Active 52 DOM
12. 2026-06-04
    days on market $33,000 Active 49 DOM
13. 2026-06-02
    days on market $33,000 Active 48 DOM
14. 2026-06-01
    days on market $33,000 Active 47 DOM
15. 2026-05-31
    days on market $33,000 Active 46 DOM
16. 2026-04-15
    listed $33,000 Active 213-char remark

    Show marketing remark (213 chars)

    Large Home with 3 Bedrooms and a 3/4 Bath with a 1 Car Detached Garage located on the Northside of Oil City. Just minutes from the High School, Hasson Park, Pool, and Ball fields. Call Today for a Private Showing.

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,076 · $90/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 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: $12,000
• − Mortgage interest: −$1,849
• − Property taxes: −$1,076
• − Insurance: −$831
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$960
• Taxable income: $5,364
• Est. tax owed @ 24.0%: −$1,287
• After-tax cash flow: $4,209/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

• 2026-04-15 Listed $33,000 AVBREALTORS

Property tax history

+1.1%/yr

Latest (2026): $1,076 · -1.3% YoY. Source: county tax records.