544 Grandshire Dr · Cranberry, PA 16066

$560,000

3 bd · 2.5 ba · 2,728 sqft · SingleFamily public records · 1 Days on market

Built 2000 9,866 sqft lot Est $551k · at est. $30/mo HOA · 1% of rent

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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 +14.6/30.0
• ARV discount +6.8/15.0
• Schools +5.2/10.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely 2-story, 4 bedrooms, 2 full baths, 2 partial baths, home with a gorgeous in-ground pool area complete with an extra large covered deck (13x26). Located at the end of the cul-de-sac, the pool is gas heated, and there's also a hot tub in your backyard retreat! The swimming pool cleaner stays as does the pool table in your finished basement! The home is ADT wired, which can be activated by the new owner. In addition to the basement area measurement listed, there is an additional 9x7 area which includes counter space for your entertainment needs!

Key facts

• Covered deck
• Hot tub
• Grandshire community

Tags

• CUL-DE-SAC
• GRANDSHIRE COMMUNITY
• UPDATED KITCHEN
• COVERED DECK
• INGROUND POOL
• HOT TUB

Property features AI

Finance

• HOA & community: Annual association fee of $360

Exterior

• Parking: Attached garage; Built-in parking; Off-street parking; Garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home; Frame construction; Asphalt roof; Home warranty included
• Construction: Frame construction; Asphalt roof
• Exterior features: Private pool; Hot tub / spa; Lot is approximately 0.2265 acres; Resale condition

Interior

• Kitchen: Dishwasher; Stove; Microwave; Refrigerator; Some electric appliances
• Bedrooms: Bedroom 2 (Upper); Bedroom 3 (Upper); Bedroom 4 (Upper)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Finished walk-out basement; Kitchen island; Window treatments; Multi-pane windows with screens; Hot tub / spa; Gas fireplace
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $491k (12.4% below list).
• Recommended offer: $491k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents soft (-1.9%/yr); 288 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $4,906/mo this rent would consume 47% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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 $365k; list at $560k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $490,603 (12.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $551,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Grandshire Dr	0.10mi	4/3.5 (+1)	2,640 (-3%)	3mo	$520,000	$197	78
415 Canterbury Trl	0.34mi	3/3.5	2,704 (-1%)	9mo	$370,000	$137	72
110 Jessica Dr	0.13mi	4/3.5 (+1)	2,640 (-3%)	11mo	$450,000	$170	70
522 Grandshire Dr	0.14mi	4/2.5 (+1)	2,352 (-14%)	1mo	$470,000	$200	65
607 Cassandra Dr	0.09mi	4/2.5 (+1)	3,120 (+14%)	3mo	$350,000	$112	64
100 Hazelwood Dr	0.49mi	4/3.5 (+1)	2,628 (-4%)	1mo	$525,000	$200	61
200 Jaclyn Dr	0.17mi	4/3.5 (+1)	2,348 (-14%)	4mo	$475,000	$202	56
205 Emily Dr	0.31mi	3/2.5	2,320 (-15%)	11mo	$502,000	$216	51
116 Bristol Dr	0.70mi	4/3.5 (+1)	2,827 (+4%)	11mo	$615,000	$218	43
319 E Lake St	0.29mi	4/2.5 (+1)	3,063 (+12%)	22mo	$678,515	$222	42
111 Beacon Hl	0.43mi	4/3.0 (+1)	2,382 (-13%)	14mo	$491,000	$206	40
145 Hazelwood Dr	0.25mi	4/3.5 (+1)	2,352 (-14%)	20mo	$510,400	$217	39

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-96,896
• Equity at exit: $83,498

10-year hold

• IRR: -17.3%
• Equity multiple: 0.18×
• Total profit: $-129,352
• Equity at exit: $48,419

Cash invested: $156,800 (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: 288
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $4,906 high
• Mortgage (P&I): −$2,937
• Tax from tax record: −$547 /mo · $6,559/yr
• Insurance: −$233
• HOA: −$30
• Vacancy / Maint / Mgmt: −$1,030
• Net cashflow: $129

Break-even live

Break-even rent $4,743

Max offer price $560,000

Occupancy floor 92%

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Limehouse Rd Cranberry Township, PA	3.0	2.5	2200	$7,500	$3.41	44d	1	0.28mi
228 Limehouse Rd Cranberry Township, PA	3.0	3.0	2000	$6,500	$3.25	44d	1	0.30mi
509 High Crescent Rd Cranberry Township, PA	3.0	2.5	3170	$5,500	$1.74	24d	1	0.38mi
5001 Pendleton Way Cranberry Twp, PA	1.0–3.0	1.0–3.0	1459	$4,673	$3.20	2d	27	0.66mi
1000 Creekview Cir Cranberry Township, PA	2.0	1.0–2.0	1244	$2,767	$2.22	2d	16	0.82mi
816 Graywyck Dr Seven Fields, PA	4.0	3.5	2512	$3,200	$1.27	16d	1	1.20mi
3022 Mahican Cir Mars, PA	3.0	3.5	2232	$3,250	$1.46	16d	1	1.41mi
3006 Mahican Cir Mars, PA	4.0	2.5	2400	$2,995	$1.25	2d	1	1.43mi
114 Main St Cranberry Township, PA	4.0	3.5	2900	$5,995	$2.07	12d	1	1.47mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,995	$1.68	4d	1	1.50mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: gaspool

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $560,000 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: $6,559 · $547/mo
• Projected year-2 tax: $7,703 · $642/mo
• Expected delta: +$1,145/yr (+$95/mo · 17.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $58,872
• − Mortgage interest: −$31,369
• − Property taxes: −$6,559
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,710
• − Management: −$4,710
• − HOA: −$360
• − Depreciation: −$16,291
• Taxable loss: −$7,925
• Est. tax savings @ 24.0%: +$1,902
• After-tax cash flow: $3,452/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: 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 — Cranberry

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

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

+73.4% since first listed

12 events — show timeline

• 2026-06-17 Listed $560,000 West Penn MLS
• 2018-07-12 Sold (Public Records) $364,900 Public Records
• 2018-07-10 Sold (MLS) $364,900 West Penn MLS
• 2018-06-09 Contingent — West Penn MLS
• 2018-06-06 Listed $364,900 West Penn MLS
• 2013-05-21 Sold (MLS) $323,000 West Penn MLS
• 2013-05-21 Price Changed $329,900 West Penn MLS
• 2013-02-25 Listed $323,000 West Penn MLS
• 2011-06-13 Sold (Public Records) $323,000 Public Records
• 2011-06-08 Price Changed $320,000 West Penn MLS
• 2011-06-03 Sold (MLS) $323,000 West Penn MLS
• 2011-02-18 Listed $323,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2026): $6,559 · +4.5% YoY. Source: county tax records.