118 Oak Hill Dr · Bakerstown, PA 16059

$250,000

3 bd · 2.0 ba · 1,959 sqft · SingleFamily public records · 29 Days on market

Built 2012 0.54 ac lot Est $370k · 32% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +4.6/10.0
• Appreciation +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 118 Oak Hill Drive, a meticulously maintained 15-year-old ranch home offering the perfect blend of one-floor living and modern convenience. A bright, open floor plan features a fully equipped kitchen that flows seamlessly into the main living areas. Tucked away on a quiet dead-end road in the desirable Mars Area School District, this property combines a peaceful setting with the benefit of low Butler County taxes. Dogs on Property- Please Don't show up without permission from listing agent * * *

Key facts

• One-floor living
• Quiet dead-end road
• 0.54 acre lot

Tags

• ONE-FLOOR LIVING
• FULLY EQUIPPED KITCHEN
• QUIET DEAD-END ROAD
• MARS AREA SCHOOL DISTRICT
• LOW BUTLER COUNTY TAXES

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Built-in parking; 2 total parking spaces
• Utilities: Public sewer; Well water
• Home design: Single-story home; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Walk-out unfinished basement

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Stove; Some electric appliances
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Pantry; Multi-pane windows with screens

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $81 ($969/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 $219k (12.3% below list).
• Recommended offer: $219k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#1,215 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Mars Area SD (rural): math 58% / reading 78% proficiency, ranked #24 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 48 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $219,273 (12.3% below list)

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: 0.88% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $370,251
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Oak Hill Dr	0.00mi	3/2.0	1,959 (0%)	1mo	$262,500	$134	99
105 Chan Mowr Dr	0.09mi	3/2.0	1,828 (-7%)	6mo	$360,000	$197	79
208 Chan Mowr Dr	0.12mi	3/1.5	1,861 (-5%)	10mo	$357,000	$192	76
138 Hillview Dr	0.25mi	3/3.5	1,940 (-1%)	16mo	$570,000	$294	67
112 Tanglewood Dr	0.32mi	3/2.0	1,845 (-6%)	20mo	$331,250	$180	59
218 Central Dr	0.62mi	4/1.5 (+1)	2,030 (+4%)	13mo	$285,000	$140	47
203 Maple Dr	0.68mi	4/2.0 (+1)	1,776 (-9%)	5mo	$335,000	$189	43
189 Denny Rd	0.74mi	2/1.0 (-1)	1,729 (-12%)	3mo	$152,500	$88	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.76×
• Total profit: $-16,713
• Equity at exit: $57,138

10-year hold

• IRR: 1.5%
• Equity multiple: 1.13×
• Total profit: $9,303
• Equity at exit: $57,306

Cash invested: $70,000 (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 16059

• Home prices YoY: -0.5%
• Active inventory: 48
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,193 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$236 /mo · $2,836/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $81

Break-even live

Break-even rent $2,091

Max offer price $250,000

Occupancy floor 91%

Sensitivity live

Price	-10% $222	-5% $151	+0% $81	+5% $10	+10% $-61
Rent	-10% $-93	-5% $-6	+0% $81	+5% $167	+10% $254
Rate	-1.0pp $207	-0.5pp $144	base $81	+0.5pp $16	+1.0pp $-50

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 South Dr Valencia, PA	4.0	1.0	1288	$2,000	$1.55	2d	1	0.56mi
315 South Dr Valencia, PA	3.0	1.0	1495	$2,000	$1.34	11d	1	0.65mi
1078 Adair Ave Valencia, PA	3.0	2.5	2253	$2,800	$1.24	2d	1	1.17mi

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-05
   historical Contingent
3. 2026-04-05
   listed $250,000 Active

ⓘ 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: $2,836 · $236/mo
• Projected year-2 tax: $3,393 · $283/mo
• Expected delta: +$557/yr (+$46/mo · 19.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $26,313
• − Mortgage interest: −$14,004
• − Property taxes: −$2,836
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$7,273
• Taxable loss: −$3,260
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $1,751/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: Mars Area SD
• NCES district ID: 4214790
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $84,859
• Composite: 60.96/100
• National rank: #806
• State rank: #24 of 539 in PA

Livability — Bakerstown

• Score: 64/100
• State rank: #1215
• US rank: #14383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 476
• Population (ZIP): 9,770

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Black 1% Two or more races 1%
• Common ancestry: Romanian 8% Serbian 4% Slovak 3%
• Foreign-born: 2% · Canada, Jamaica, Guatemala
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -1.27%
• Current HPI: 276.1662
• 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

3 events — show timeline

• 2026-05-04 Pending — West Penn MLS
• 2026-04-05 Contingent — West Penn MLS
• 2026-04-05 Listed $250,000 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $2,836 · +1.2% YoY. Source: county tax records.