11 E Sixth St · Oil City, PA 16301

$89,900

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 1 Days on market

Built 1939 5,662 sqft lot Est $61k · 47% over

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Large 4 Bedroom & 2 Bath Home with 2 Car Detached Garage. Property is being SOLD AS IS AND NO WARRANTY!. Please be advised that any offers on this property require a minimum Earnest Money Deposit of 1% of the Purchase Price or $1,000, whichever is greater. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY.

Key facts

• Close to elem school
• Vinyl windows
• Electric service

Tags

• VINYL WINDOWS
• NEWER ROOF
• DETACHED GARAGE
• ELECTRIC SERVICE
• STORM DOORS
• CLOSE TO ELEM SCHOOL

Property features AI

Exterior

• Parking: Detached garage; 2 covered parking spaces; 2 total parking spaces; 2 garage spaces
• Utilities: Public water; Public sewer; 100 Amp electrical service with circuit breakers; Cable available
• Home design: Residential property; Two levels; R-2 zoning
• Construction: Aluminum siding; Frame construction; Composition roof; Other foundation
• Exterior features: Deck; Porch; Garage(s)

Interior

• Kitchen: Range; Refrigerator; Gas water heater
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: High-speed internet; Fireplace (other type)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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: 53 active listings in the ZIP; 4 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 $3k of equity ($622 loan paydown + $2k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $18k; list at $90k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1939 — 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: 1.20% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $61,124
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 West 5th St	0.17mi	3/1.0	1,648 (-0%)	7mo	$45,000	$27	82
104 W 6th St	0.20mi	3/1.5	1,612 (-2%)	4mo	$73,000	$45	82
14 East Fifth St	0.09mi	3/1.5	1,726 (+4%)	13mo	$18,000	$10	76
609 E 4th St	0.27mi	4/1.0 (+1)	1,720 (+4%)	3mo	$10,000	$6	69
102 Hiland Ave	0.13mi	3/1.5	1,881 (+14%)	4mo	$59,000	$31	65
1201 Riverside Dr	0.48mi	4/1.5 (+1)	1,661 (+0%)	8mo	$36,000	$22	63
407 Moran	0.40mi	3/1.5	1,748 (+6%)	11mo	$85,500	$49	60
104 Hiland Ave	0.14mi	3/1.0	1,420 (-14%)	10mo	$26,500	$19	58
16 Smithman St	0.71mi	3/2.0	1,584 (-4%)	6mo	$115,000	$73	54
121 W Front	0.47mi	3/1.5	1,458 (-12%)	12mo	$67,500	$46	47
716 North St	0.68mi	3/1.0	1,468 (-11%)	5mo	$55,000	$37	41
19 Smithman St	0.74mi	3/1.0	1,888 (+14%)	12mo	$81,000	$43	28

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: 16.4%
• Equity multiple: 1.89×
• Total profit: $22,512
• Equity at exit: $36,317

10-year hold

• IRR: 18.6%
• Equity multiple: 3.52×
• Total profit: $63,364
• Equity at exit: $52,965

Cash invested: $25,172 (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: 53
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$100 /mo · $1,199/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $244

Break-even live

Break-even rent $771

Max offer price $89,900

Occupancy floor 72%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.26mi
815 W 1st St Oil City, PA	4.0	1.5	1674	$1,300	$0.78	43d	1	0.69mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	43d	1	1.03mi
1950 W 1st St Oil City, PA	4.0	2.0	1260	$995	$0.79	43d	1	1.49mi

Listing history 2 events

1. 2026-06-17
   remarks 293-char remark
2. 2026-06-17
   listed $89,900 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: $1,199 · $100/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: +$111/yr (+$9/mo · 9.2%)

ⓘ 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 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: $12,952
• − Mortgage interest: −$5,036
• − Property taxes: −$1,199
• − Insurance: −$450
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,615
• Taxable income: $1,580
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $2,547/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

+373.2% since first listed

7 events — show timeline

• 2026-06-11 Listed $89,900 AVBREALTORS
• 2024-01-09 Sold (MLS) $18,000 AVBREALTORS
• 2023-11-10 Price Changed $24,900 AVBREALTORS
• 2023-10-17 Price Changed $29,900 AVBREALTORS
• 2023-09-10 Listed $34,900 AVBREALTORS
• 2016-01-21 Sold (Public Records) $44,900 Public Records
• 1995-05-12 Sold (Public Records) $19,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $1,199 · -1.3% YoY. Source: county tax records.