104 Liberty St · Oil City, PA 16301

$27,500

2 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 115 Days on market

Built 1900 1,306 sqft lot $19/sqft · 67% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Fresh update! NEW exterior paint, & new hot water tank. Investor special or move in and make it your own. 3 bed 2 bath with spacious living room and 2nd floor laundry space. Conveniently located South Side Oil City near grocery store, pharmacy and post office. Newer furnace installed. Property being sold as is.

Key facts

• Newer furnace
• Spacious living room
• 1,306 sq ft lot

Tags

• SPACIOUS LIVING ROOM
• 2ND FLOOR LAUNDRY SPACE
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.2% 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 $788 of equity ($190 loan paydown + $598 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.64% ✓
• Cap rate: 31.22%
• Cash-on-cash: 89.03%
• DSCR: 4.96
• GRM: 2.3

CMA / ARV

• ARV (median comp): $83,578
• List price: $27,500
• Delta: -67.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Hiland Ave	0.20mi	3/1.0 (+1)	1,420 (-2%)	10mo	$26,500	$19	69
22 W 5th St	0.40mi	3/1.5 (+1)	1,396 (-4%)	4mo	$85,000	$61	64
107 E 6th St	0.27mi	3/1.0 (+1)	1,370 (-6%)	6mo	$105,000	$77	63
108 E Fifth St	0.20mi	3/2.0 (+1)	1,268 (-13%)	2mo	$147,500	$116	63
714 Allegheny Ave	0.33mi	3/1.0 (+1)	1,476 (+1%)	13mo	$75,000	$51	63
11 E 7th St	0.38mi	3/1.5 (+1)	1,353 (-7%)	4mo	$25,500	$19	60
121 W Front	0.53mi	3/1.5 (+1)	1,458 (+0%)	12mo	$67,500	$46	58
16 Smithman St	0.39mi	3/2.0 (+1)	1,584 (+9%)	6mo	$115,000	$73	57
104 W 6th St	0.50mi	3/1.5 (+1)	1,612 (+11%)	4mo	$73,000	$45	49
33 West 5th St	0.45mi	3/1.0 (+1)	1,648 (+13%)	7mo	$45,000	$27	42
11 Rich St	0.58mi	3/1.0 (+1)	1,575 (+8%)	13mo	$128,000	$81	40
276 Linden Ave	0.69mi	3/1.5 (+1)	1,268 (-13%)	10mo	$75,000	$59	31

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: 92.8%
• Equity multiple: 6.01×
• Total profit: $38,549
• Equity at exit: $11,109

10-year hold

• IRR: 92.9%
• Equity multiple: 12.40×
• Total profit: $87,809
• Equity at exit: $16,202

Cash invested: $7,700 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $571

Break-even live

Break-even rent $277

Max offer price $27,500

Occupancy floor 38%

Sensitivity live

Price	-10% $587	-5% $579	+0% $571	+5% $563	+10% $556
Rent	-10% $492	-5% $532	+0% $571	+5% $611	+10% $650
Rate	-1.0pp $585	-0.5pp $578	base $571	+0.5pp $564	+1.0pp $557

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.27mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	44d	1	0.76mi

Listing history 19 events

1. 2026-06-21
   days on market $27,500 Active 115 DOM
2. 2026-06-18
   days on market $27,500 Active 113 DOM
3. 2026-06-17
   days on market $27,500 Active 112 DOM
4. 2026-06-16
   days on market $27,500 Active 111 DOM
5. 2026-06-15
   days on market $27,500 Active 110 DOM
6. 2026-06-13
   days on market $27,500 Active 108 DOM
7. 2026-06-12
   days on market $27,500 Active 107 DOM
8. 2026-06-09
   days on market $27,500 Active 104 DOM
9. 2026-06-08
   days on market $27,500 Active 103 DOM
10. 2026-06-08
    days on market $27,500 Active 102 DOM
11. 2026-06-07
    pricedays on market $27,500 Active 101 DOM
12. 2026-06-04
    days on market $30,000 Active 98 DOM
13. 2026-06-02
    days on market $30,000 Active 97 DOM
14. 2026-06-01
    days on market $30,000 Active 96 DOM
15. 2026-05-31
    days on market $30,000 Active 95 DOM
16. 2026-05-15
    price $30,000 318-char remark

    Show marketing remark (318 chars)

    Fresh update! NEW exterior paint, & new hot water tank. Investor special or move in and make it your own. 3 bed 2 bath with spacious living room and 2nd floor laundry space. Conveniently located South Side Oil City near grocery store, pharmacy and post office. Newer furnace installed. Property being sold as is.

17. 2026-05-10
    price $32,000 318-char remark

    Show marketing remark (318 chars)

    Fresh update! NEW exterior paint, & new hot water tank. Investor special or move in and make it your own. 3 bed 2 bath with spacious living room and 2nd floor laundry space. Conveniently located South Side Oil City near grocery store, pharmacy and post office. Newer furnace installed. Property being sold as is.

18. 2026-04-14
    price $34,000 318-char remark

    Show marketing remark (318 chars)

    Fresh update! NEW exterior paint, & new hot water tank. Investor special or move in and make it your own. 3 bed 2 bath with spacious living room and 2nd floor laundry space. Conveniently located South Side Oil City near grocery store, pharmacy and post office. Newer furnace installed. Property being sold as is.

19. 2026-02-25
    listed $29,000 Active 318-char remark

    Show marketing remark (318 chars)

    Fresh update! NEW exterior paint, & new hot water tank. Investor special or move in and make it your own. 3 bed 2 bath with spacious living room and 2nd floor laundry space. Conveniently located South Side Oil City near grocery store, pharmacy and post office. Newer furnace installed. Property being sold as is.

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $757 · $63/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 20 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: −$1,540
• − Property taxes: −$757
• − Insurance: −$138
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$800
• Taxable income: $6,845
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $5,212/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

+3.4% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $30,000 AVBREALTORS
• 2026-05-10 Price Changed $32,000 AVBREALTORS
• 2026-04-14 Price Changed $34,000 AVBREALTORS
• 2026-02-25 Listed $29,000 AVBREALTORS

Property tax history

+0.6%/yr

Latest (2026): $757 · -1.3% YoY. Source: county tax records.