3885 State Route 417 · Oakland, PA 16317

$100,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 25 Days on market

Built 1977

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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 +28.0/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.3/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

& quot; & quot; Well-maintained 2 bedroom 1 bathroom home located right by Two Mile Run Park and Tri City Raceway. Features an open-concept living and dining area a very spacious covered back porch new front porch and a spacious yard on a almost half-acre lot. Recent updates include a freshly remodeled second bedroom remodeled bathroom recently serviced well with all new components and recently serviced HVAC. Conveniently located within minutes of Franklin Oil City and Titusville. School district is Oil City Area School District. Property is sold AS IS. There is an issue with the septic leach field. This is being looked into. & quot; & quot; & quot; & quot;

Key facts

• Spacious yard
• New front porch
• Remodeled bathroom

Tags

• SPACIOUS COVERED BACK PORCH
• NEW FRONT PORCH
• SPACIOUS YARD
• REMODELED SECOND BEDROOM
• REMODELED BATHROOM
• SERVICED HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.2% in Oakland — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 5 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 $1k of equity ($691 loan paydown + $674 appreciation (0.7% 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 (0.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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: 1.24% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.30%
• DSCR: 1.59
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.67% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.72×
• Total profit: $20,055
• Equity at exit: $32,451

10-year hold

• IRR: 18.2%
• Equity multiple: 3.14×
• Total profit: $59,782
• Equity at exit: $41,848

Cash invested: $28,000 (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 16317

• Home prices YoY: 0.3%
• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,194/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $310

Break-even live

Break-even rent $842

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $367	-5% $339	+0% $310	+5% $282	+10% $254
Rent	-10% $213	-5% $262	+0% $310	+5% $359	+10% $408
Rate	-1.0pp $361	-0.5pp $336	base $310	+0.5pp $284	+1.0pp $258

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $100,000 Active 25 DOM
2. 2026-06-18
   days on market $100,000 Active 23 DOM
3. 2026-06-17
   days on market $100,000 Active 22 DOM
4. 2026-06-16
   days on market $100,000 Active 21 DOM
5. 2026-06-15
   days on market $100,000 Active 20 DOM
6. 2026-06-13
   days on market $100,000 Active 18 DOM
7. 2026-06-12
   days on market $100,000 Active 17 DOM
8. 2026-06-09
   days on market $100,000 Active 14 DOM
9. 2026-06-08
   days on market $100,000 Active 13 DOM
10. 2026-06-08
    days on market $100,000 Active 12 DOM
11. 2026-06-07
    days on market $100,000 Active 11 DOM
12. 2026-06-04
    days on market $100,000 Active 8 DOM
13. 2026-06-02
    days on market $100,000 Active 7 DOM
14. 2026-06-01
    days on market $100,000 Active 6 DOM
15. 2026-05-31
    days on market $100,000 Active 5 DOM
16. 2026-05-26
    listed $100,000 Active
17. 2026-02-11
    price $110,000
18. 2025-12-28
    price $119,900
19. 2024-10-29
    price $119,900
20. 2024-10-21
    price $125,000
21. 2024-09-18
    listed $130,000 Active
22. 2021-02-23
    soldstatus $40,000
23. 2006-06-02
    soldstatus $70,900
24. 2006-06-01
    soldstatus $70,900

ⓘ 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: $1,194 · $99/mo
• Projected year-2 tax: $1,387 · $116/mo
• Expected delta: +$193/yr (+$16/mo · 16.2%)

ⓘ 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 ≥92°F today · 17 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: $14,825
• − Mortgage interest: −$5,602
• − Property taxes: −$1,194
• − Insurance: −$500
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,909
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,185/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 — Oakland

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

Census & demographics

• Population (ZIP): 1,335

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 3% Iranian 3% Serbian 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: ▲ 0.67%
• Current HPI: 261.0672
• 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

+41.0% since first listed

9 events — show timeline

• 2026-05-26 Listed $100,000 FSBO.com
• 2026-02-11 Price Changed $110,000 AVBREALTORS
• 2025-12-28 Price Changed $119,900 AVBREALTORS
• 2024-10-29 Price Changed $119,900 AVBREALTORS
• 2024-10-21 Price Changed $125,000 AVBREALTORS
• 2024-09-18 Listed $130,000 AVBREALTORS
• 2021-02-23 Sold (MLS) $40,000 AVBREALTORS
• 2006-06-02 Sold (Public Records) $70,900 Public Records
• 2006-06-01 Sold (MLS) $70,900 AVBREALTORS

Property tax history

+0.7%/yr

Latest (2026): $1,194 · -1.8% YoY. Source: county tax records.