106 E Seventh St · Oil City, PA 16301

$129,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 18 Days on market

Built 1900 4,791 sqft lot Est $103k · 25% over

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Why this score? — see what drove the F 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 +11.2/30.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home welcomes you in to stay a while with its charm and views from the deck . . Featuring hardwood floors and a small Sunroom to enjoy that morning coffee or read a book on the main floor and 3 bedrooms upstairs. A bonus is the Deck , as well as the detached Garage and nice sized yard.

Key facts

• Sun porch
• First floor laundry
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• FIRST FLOOR LAUNDRY
• SUN PORCH
• FENCED IN YARD
• BACK DECK
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Zoning: R; Lot approximately 0.11 acres (about 35 x 140 feet)

Exterior

• Parking: Detached garage; 3 covered parking spaces (3 total parking spaces)
• Utilities: Public water; Public sewer; 100 Amp electrical service with circuit breakers; Cable available
• Home design: Residential property; Multi/split levels; one and one half stories; Facing direction not specified
• Construction: Vinyl siding; Metal roof; Combination foundation; Built year not specified
• Exterior features: Deck; Porch; Garage(s) on property

Interior

• Kitchen: Dishwasher; Refrigerator; Gas water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood; Laminate; Wood
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: High speed internet; Full walk-out basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $-50 ($-594/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.5% below list).
• Recommended offer: $100k (22.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 9.6% 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.
• Market conditions: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($892 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $129k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,929 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $103,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E 6th St	0.07mi	3/1.0	1,152 (+3%)	18mo	$85,000	$74	76
51/2 West Eighth St	0.18mi	2/1.0 (-1)	1,036 (-8%)	6mo	$75,000	$72	69
108 E Fifth St	0.13mi	3/2.0	1,268 (+13%)	2mo	$147,500	$116	66
109 East 8th St	0.11mi	3/1.0	960 (-14%)	15mo	$122,260	$127	59
705 Central Ave	0.12mi	3/1.0	974 (-13%)	22mo	$90,000	$92	54
16 W Eighth St	0.20mi	2/1.5 (-1)	1,280 (+14%)	22mo	$110,100	$86	41

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: 3.5%
• Equity multiple: 1.19×
• Total profit: $6,831
• Equity at exit: $52,113

10-year hold

• IRR: 7.2%
• Equity multiple: 1.99×
• Total profit: $35,862
• Equity at exit: $76,001

Cash invested: $36,120 (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: 10.8×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-50

Break-even live

Break-even rent $1,062

Max offer price $120,253

Occupancy floor 100%

Sensitivity live

Price	-10% $24	-5% $-13	+0% $-50	+5% $-86	+10% $-123
Rent	-10% $-128	-5% $-89	+0% $-50	+5% $-10	+10% $29
Rate	-1.0pp $15	-0.5pp $-17	base $-50	+0.5pp $-83	+1.0pp $-117

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Central Ave Unit 1 Oil City, PA	2.0	1.0	1200	$1,000	$0.83	44d	1	0.34mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	44d	1	1.07mi
1950 W 1st St Oil City, PA	4.0	2.0	1260	$995	$0.79	44d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $129,000 Active 18 DOM
2. 2026-06-18
   days on market $129,000 Active 16 DOM
3. 2026-06-17
   days on market $129,000 Active 15 DOM
4. 2026-06-16
   days on market $129,000 Active 14 DOM
5. 2026-06-15
   days on market $129,000 Active 13 DOM
6. 2026-06-13
   days on market $129,000 Active 11 DOM
7. 2026-06-12
   days on market $129,000 Active 10 DOM
8. 2026-06-09
   days on market $129,000 Active 7 DOM
9. 2026-06-08
   days on market $129,000 Active 6 DOM
10. 2026-06-08
    days on market $129,000 Active 5 DOM
11. 2026-06-07
    days on market $129,000 Active 4 DOM
12. 2026-06-03
    remarks 471-char remark
13. 2026-06-03
    listed $129,000 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: $1,305 · $109/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$367/yr (+$31/mo · 28.1%)

ⓘ 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 3/10 Moderate 7 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: $11,991
• − Mortgage interest: −$7,226
• − Property taxes: −$1,305
• − Insurance: −$645
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,753
• Taxable loss: −$2,855
• Est. tax savings @ 24.0%: +$685
• After-tax cash flow: $91/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

+218.5% since first listed

5 events — show timeline

• 2026-06-03 Listed $129,000 AVBREALTORS
• 2021-06-09 Sold (Public Records) $58,000 Public Records
• 2021-06-08 Sold (MLS) $58,000 AVBREALTORS
• 2009-05-06 Sold (Public Records) $45,500 Public Records
• 2009-05-06 Sold (MLS) $40,500 AVBREALTORS

Property tax history

+0.6%/yr

Latest (2026): $1,305 · -1.3% YoY. Source: county tax records.