802 Calan St · Seven Fields, PA 16066

$566,990

3 bd · 2.5 ba · 2,495 sqft · Townhouse · 15 Days on market

Built 2026 Excellent condition 2,178 sqft lot Est $584k · at est.

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Why this score? — see what drove the D 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 +12.1/30.0
• ARV discount +8.8/15.0
• Schools +5.2/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Last chance to own this popular floorplan—ready for a summer move-in in the newest phase of Crescent. This brand-new townhome combines style, flexibility, and thoughtful design. A welcoming entry and professionally landscaped exterior create a warm first impression. Inside, 9’ ceilings and an open layout set the stage for modern living. The main level features a spacious great room, private study, and a chef-inspired kitchen with Harbor-painted cabinetry, a slate-stained island, and quartz countertops—flowing seamlessly into the dining area and out to a private balcony, perfect for entertaining or relaxing. The lower level adds everyday convenience with a versatile game ro

Key facts

• Private balcony
• Private study
• Versatile game room

Tags

• PRIVATE STUDY
• CHEF INSPIRED KITCHEN
• PRIVATE BALCONY
• VERSATILE GAME ROOM
• MUDROOM WITH WALK IN CLOSET
• TILED SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $567k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $549k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $481k (15.2% below list).
• Recommended offer: $481k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Seven Fields — 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 79/100 on livability (#266 in PA, #2,336 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, health & safety D, commute F.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Rowan El Sch (math 62% / reading 77%, grade A-, #151 of 1,518 statewide, top 12%, 527 students, 14% FRL); Ryan Gloyer Ms (math 32% / reading 64%, grade C-, #153 of 512 statewide, top 30%, 1,123 students, 21% FRL); Seneca Valley Hs (math 71% / reading 75%, grade B+, #35 of 437 statewide, top 8%, 2,307 students, 18% FRL).
• Market conditions: Rents soft (-1.9%/yr); 289 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• At $4,807/mo this rent would consume 46% of the median local household income ($124k/yr) (locally 536% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k 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 15 days — a 2% lower offer ($558k) is reasonable based on typical stale-listing flexibility.

Recommended offer $480,651 (15.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $583,830
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Ramsgate Rd	0.17mi	3/2.5	2,495 (0%)	7mo	$599,990	$240	86
340 Highbridge Ln	0.13mi	3/2.5	2,494 (-0%)	10mo	$559,990	$225	86
324 Highbridge Ln	0.15mi	3/2.5	2,495 (0%)	9mo	$524,260	$210	85
302 Highbridge Ln	0.18mi	3/2.5	2,738 (+10%)	6mo	$641,990	$234	70
304 Highbridge Ln	0.18mi	3/2.5	2,738 (+10%)	8mo	$639,990	$234	69
248 Limehouse Rd	0.31mi	3/3.0	2,258 (-10%)	1mo	$539,000	$239	67
247 Limehouse Rd	0.29mi	3/2.5	2,215 (-11%)	3mo	$499,900	$226	66
423 Ramsgate Rd	0.15mi	3/2.5	2,131 (-15%)	4mo	$542,990	$255	66
511 High Crescent Rd	0.21mi	3/2.5	2,738 (+10%)	11mo	$632,990	$231	65
503 High Crescent Rd	0.23mi	3/2.5	2,738 (+10%)	11mo	$624,990	$228	64
328 Highbridge Ln	0.15mi	3/2.5	2,131 (-15%)	9mo	$487,770	$229	61
338 Highbridge Ln	0.14mi	4/3.5 (+1)	2,161 (-13%)	6mo	$540,990	$250	57

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

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.28×
• Total profit: $-113,609
• Equity at exit: $84,540

10-year hold

• IRR: -23.9%
• Equity multiple: -0.03×
• Total profit: $-163,011
• Equity at exit: $49,023

Cash invested: $158,757 (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 16066

• Rents YoY: -1.9%
• Active inventory: 289
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $4,807 high
• Mortgage (P&I): −$2,973
• Tax est. 1.5%: −$709 /mo · $8,505/yr
• Insurance: −$236
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,009
• Net cashflow: $-121

Break-even live

Break-even rent $4,960

Max offer price $549,453

Occupancy floor 98%

Sensitivity live

Price	-10% $271	-5% $75	+0% $-121	+5% $-317	+10% $-513
Rent	-10% $-501	-5% $-311	+0% $-121	+5% $69	+10% $259
Rate	-1.0pp $164	-0.5pp $23	base $-121	+0.5pp $-268	+1.0pp $-418

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: $141,748
• Closing costs: $17,010
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 High Crescent Rd Cranberry Township, PA	3.0	2.5	3170	$5,500	$1.74	25d	1	0.20mi
228 Limehouse Rd Cranberry Township, PA	3.0	3.0	2000	$6,500	$3.25	45d	1	0.29mi
219 Limehouse Rd Cranberry Township, PA	3.0	2.5	2200	$7,500	$3.41	45d	1	0.32mi
1000 Creekview Cir Cranberry Township, PA	2.0	1.0–2.0	1244	$2,767	$2.22	3d	16	0.92mi
5001 Pendleton Way Cranberry Twp, PA	1.0–3.0	1.0–3.0	1459	$4,673	$3.20	3d	27	0.95mi
8000 Brandt Dr Cranberry Twp, PA	1.0–3.0	1.0–2.0	1193	$2,776	$2.33	3d	26	1.03mi
305 Frederick Way Cranberry Twp, PA	3.0	3.5	1748	$3,200	$1.83	45d	1	1.12mi
114 Main St Cranberry Township, PA	4.0	3.5	2900	$5,995	$2.07	14d	1	1.15mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,995	$1.68	6d	1	1.17mi
417 Roebling Ct Cranberry Township, PA	3.0	2.5	2500	$3,100	$1.24	5d	1	1.27mi
816 Graywyck Dr Seven Fields, PA	4.0	3.5	2512	$3,200	$1.27	18d	1	1.44mi

Listing history 2 events

1. 2026-04-08
   status Pending
2. 2026-03-24
   listed $566,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6 d/yr ≥96°F today · 15 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: $57,678
• − Mortgage interest: −$31,760
• − Property taxes: −$8,505
• − Insurance: −$2,835
• − Repairs & maintenance: −$4,614
• − Management: −$4,614
• − Depreciation: −$16,494
• Taxable loss: −$11,145
• Est. tax savings @ 24.0%: +$2,675
• After-tax cash flow: $1,220/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.

Condition & rehab AI · 14 photos

Excellent 95/100 None rehab

This brand-new townhome is in excellent condition with modern finishes and a well-maintained exterior. It is ready for immediate move-in and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping and pond maintenance — Enhances curb appeal and adds value for both resale and rental.
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and increase its value.
• Both Landscaping and pond maintenance — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and pond maintenance — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior and interior walls — Fresh paint can improve the home's appearance and increase its value. ↑
• Both Landscaping and pond maintenance — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Seven Fields

• Score: 79/100
• State rank: #266
• US rank: #2336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

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 (90%)
• Race & ethnicity: White 90% Asian 4% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Slovak 1% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

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: ▼ -154.35%
• Current HPI: 276.4597
• Rent YoY: ▼ -1.93%
• Metro: Pittsburgh, PA
• 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

2 events — show timeline

• 2026-04-08 Pending — West Penn MLS
• 2026-03-24 Listed $566,990 West Penn MLS