201 E Bissell Ave · Oil City, PA 16301

$119,000

2 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 27 Days on market

Built 1924 6,534 sqft lot

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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 +16.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• 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

A charming home. First floor bedroom and bath. Natural woodwork and a wood burning fire place. Owner has replaced garage roof and repaired house roof. Brick exterior and 2 car, detached garage. Ref. #2477

Key facts

• Covered porch
• Convenient location
• 6,534 sq ft lot

Tags

• COVERED PORCH
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached 2-car garage with garage door opener; Driveway and additional open parking (2 total parking spaces, 2 covered)
• Utilities: Public water; Public sewer; 100 amp electrical service with fuses; Cable available
• Home design: Residential property; One-and-a-half story; Brick and frame construction; Combination foundation
• Construction: Brick and frame construction; Composition roof; Combination foundation; Built as a residential property
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas and wood-burning stove fireplace; Full basement; Hardwood flooring; Seven total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $74 ($883/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (0.5% below list).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 9.5% in Oil City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Hasson Heights Sch (math 22% / reading 42%, grade F, #1,094 of 1,518 statewide, top 73%, 385 students, 100% FRL); Oil City Area Ms (math 11% / reading 46%, grade F, #395 of 512 statewide, top 78%, 582 students, 100% FRL); Oil City Shs (math 47% / reading 24%, grade F, #305 of 437 statewide, top 70%, 603 students, 74% FRL) — zoned schools average 92% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 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 $3k of equity ($823 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.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $119k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $78,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Smithman St	0.22mi	3/1.0 (+1)	1,888 (+4%)	12mo	$81,000	$43	69
22 Martin St	0.42mi	3/1.5 (+1)	1,836 (+1%)	12mo	$69,900	$38	62
122 Oak Grove St	0.33mi	3/1.0 (+1)	1,987 (+9%)	11mo	$14,500	$7	56
320 Linden Ave	0.56mi	2/1.0	2,016 (+10%)	4mo	$34,000	$17	54
16 Smithman St	0.23mi	3/2.0 (+1)	1,584 (-13%)	7mo	$115,000	$73	53
115 Martin St	0.52mi	3/2.0 (+1)	1,912 (+5%)	8mo	$47,500	$25	52
305 Hasson Ave	0.55mi	3/1.5 (+1)	1,797 (-2%)	16mo	$37,500	$21	51
33 Carson Ave	0.67mi	3/2.0 (+1)	1,716 (-6%)	1mo	$158,000	$92	49
223 Cedar Ave	0.46mi	3/1.0 (+1)	2,028 (+11%)	15mo	$95,000	$47	43
18 Ellen Dr	0.74mi	3/2.0 (+1)	1,728 (-5%)	12mo	$152,000	$88	38
272 Linden Ave	0.47mi	3/1.0 (+1)	1,560 (-14%)	16mo	$35,000	$22	35
289 Cedar Ave	0.53mi	3/2.0 (+1)	1,597 (-12%)	13mo	$114,000	$71	34

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: 7.7%
• Equity multiple: 1.42×
• Total profit: $13,955
• Equity at exit: $48,073

10-year hold

• IRR: 10.9%
• Equity multiple: 2.49×
• Total profit: $49,763
• Equity at exit: $70,110

Cash invested: $33,320 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $74

Break-even live

Break-even rent $1,091

Max offer price $119,000

Occupancy floor 89%

Sensitivity live

Price	-10% $141	-5% $107	+0% $74	+5% $40	+10% $6
Rent	-10% $-20	-5% $27	+0% $74	+5% $120	+10% $167
Rate	-1.0pp $134	-0.5pp $104	base $74	+0.5pp $43	+1.0pp $11

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $119,000 Active 27 DOM
2. 2026-06-21
   days on market $119,000 Active 26 DOM
3. 2026-06-18
   days on market $119,000 Active 24 DOM
4. 2026-06-17
   days on market $119,000 Active 23 DOM
5. 2026-06-16
   days on market $119,000 Active 22 DOM
6. 2026-06-15
   days on market $119,000 Active 21 DOM
7. 2026-06-13
   days on market $119,000 Active 19 DOM
8. 2026-06-12
   days on market $119,000 Active 18 DOM
9. 2026-06-09
   remarks 347-char remark
10. 2026-06-09
    days on market $119,000 Active 15 DOM
11. 2026-06-08
    days on market $119,000 Active 14 DOM
12. 2026-06-08
    days on market $119,000 Active 13 DOM
13. 2026-06-07
    days on market $119,000 Active 12 DOM
14. 2026-06-04
    days on market $119,000 Active 9 DOM
15. 2026-06-02
    days on market $119,000 Active 8 DOM
16. 2026-06-01
    days on market $119,000 Active 7 DOM
17. 2026-05-31
    days on market $119,000 Active 6 DOM
18. 2026-05-25
    listed $119,000 Active
19. 2019-08-30
    soldstatus $46,500 205-char remark

    Show marketing remark (205 chars)

    A charming home. First floor bedroom and bath. Natural woodwork and a wood burning fire place. Owner has replaced garage roof and repaired house roof. Brick exterior and 2 car, detached garage. Ref. #2477

20. 2003-09-30
    soldstatus $56,900

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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 2/10 Low
• 🌡 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: $14,211
• − Mortgage interest: −$6,666
• − Property taxes: −$2,260
• − Insurance: −$595
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$3,462
• Taxable loss: −$1,046
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $1,134/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

+109.1% since first listed

3 events — show timeline

• 2026-05-25 Listed $119,000 AVBREALTORS
• 2019-08-30 Sold (MLS) $46,500 AVBREALTORS
• 2003-09-30 Sold (Public Records) $56,900 Public Records

Property tax history

+0.6%/yr

Latest (2026): $2,260 · -1.3% YoY. Source: county tax records.