687 Route 157 · Cranberry, PA 16301

$109,900

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 384 Days on market

Built 1954 2.30 ac lot $87/sqft · 37% below area Est $175k · 37% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.4/10.0
• Appreciation +6.1/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cape Cod Home on 2.3 Acres in Cranberry Township , Venango County. Home has 3 Bedrooms and 1.5 Baths with attached 2 Car garage. Property is being SOLD AS IS AND NO WARRANTY! All Offers must be submitted via PropOffers.com web-site by the Realtor.

Key facts

• 2.3 acre lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cranberry Area SD (rural): math 32% / reading 52% proficiency, ranked #327 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($760 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $175,114
• List price: $109,900
• Delta: -37.24%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Kings Hwy	0.30mi	3/1.0	1,080 (-15%)	22mo	$129,400	$120	43

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: 16.9%
• Equity multiple: 1.92×
• Total profit: $28,290
• Equity at exit: $44,397

10-year hold

• IRR: 19.1%
• Equity multiple: 3.57×
• Total profit: $79,156
• Equity at exit: $64,748

Cash invested: $30,772 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,359 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $310

Break-even live

Break-even rent $966

Max offer price $109,900

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 384 DOM
2. 2026-06-17
   days on market $109,900 Active 383 DOM
3. 2026-06-16
   days on market $109,900 Active 382 DOM
4. 2026-06-15
   days on market $109,900 Active 381 DOM
5. 2026-06-13
   days on market $109,900 Active 379 DOM
6. 2026-06-12
   days on market $109,900 Active 378 DOM
7. 2026-06-09
   days on market $109,900 Active 375 DOM
8. 2026-06-08
   days on market $109,900 Active 374 DOM
9. 2026-06-08
   days on market $109,900 Active 373 DOM
10. 2026-06-07
    days on market $109,900 Active 372 DOM
11. 2026-06-04
    days on market $109,900 Active 369 DOM
12. 2026-06-02
    days on market $109,900 Active 368 DOM
13. 2026-06-01
    days on market $109,900 Active 367 DOM
14. 2026-05-31
    days on market $109,900 Active 366 DOM
15. 2026-04-27
    price $109,900 247-char remark

    Show marketing remark (247 chars)

    Cape Cod Home on 2.3 Acres in Cranberry Township , Venango County. Home has 3 Bedrooms and 1.5 Baths with attached 2 Car garage. Property is being SOLD AS IS AND NO WARRANTY! All Offers must be submitted via PropOffers.com web-site by the Realtor.

16. 2025-11-25
    price $122,500 247-char remark

    Show marketing remark (247 chars)

    Cape Cod Home on 2.3 Acres in Cranberry Township , Venango County. Home has 3 Bedrooms and 1.5 Baths with attached 2 Car garage. Property is being SOLD AS IS AND NO WARRANTY! All Offers must be submitted via PropOffers.com web-site by the Realtor.

17. 2025-06-10
    price $139,900 247-char remark

    Show marketing remark (247 chars)

    Cape Cod Home on 2.3 Acres in Cranberry Township , Venango County. Home has 3 Bedrooms and 1.5 Baths with attached 2 Car garage. Property is being SOLD AS IS AND NO WARRANTY! All Offers must be submitted via PropOffers.com web-site by the Realtor.

18. 2025-05-31
    listed $149,900 Active 247-char remark

    Show marketing remark (247 chars)

    Cape Cod Home on 2.3 Acres in Cranberry Township , Venango County. Home has 3 Bedrooms and 1.5 Baths with attached 2 Car garage. Property is being SOLD AS IS AND NO WARRANTY! All Offers must be submitted via PropOffers.com web-site by the Realtor.

19. 2025-02-17
    price $149,900 241-char remark

    Show marketing remark (241 chars)

    Adorable, fully updated Cape Cod on a fantastic 2+ acre lot. Enjoy the serene surroundings from the extra-large deck off the rear. Home features a large eat-in kitchen, main floor laundry, stone fireplace in the living room and so much more!

20. 2024-10-21
    listed $164,900 Active 241-char remark

    Show marketing remark (241 chars)

    Adorable, fully updated Cape Cod on a fantastic 2+ acre lot. Enjoy the serene surroundings from the extra-large deck off the rear. Home features a large eat-in kitchen, main floor laundry, stone fireplace in the living room and so much more!

21. 2024-08-14
    historical Expired
22. 2024-07-26
    price $164,900
23. 2024-01-09
    price $175,000
24. 2023-12-13
    price $185,000
25. 2023-08-15
    listed $209,900 Active
26. 2007-10-17
    soldstatus $85,000
27. 2007-10-17
    soldstatus $85,000

ⓘ 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: $1,697 · $141/mo
• Projected year-2 tax: $1,717 · $143/mo
• Expected delta: +$20/yr (+$2/mo · 1.2%)

ⓘ 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 2/10 Low 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: $16,307
• − Mortgage interest: −$6,156
• − Property taxes: −$1,697
• − Insurance: −$550
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,197
• Taxable income: $2,098
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $3,217/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: Cranberry Area SD
• NCES district ID: 4207050
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,410
• Composite: 35.82/100
• National rank: #4827
• State rank: #327 of 539 in PA

Livability — Cranberry

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

Census & demographics

• 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

+29.3% since first listed

13 events — show timeline

• 2026-04-27 Price Changed $109,900 AVBREALTORS
• 2025-11-25 Price Changed $122,500 AVBREALTORS
• 2025-06-10 Price Changed $139,900 AVBREALTORS
• 2025-05-31 Listed $149,900 AVBREALTORS
• 2025-02-17 Price Changed $149,900 West Penn MLS
• 2024-10-21 Listed $164,900 West Penn MLS
• 2024-08-14 Delisted — West Penn MLS
• 2024-07-26 Price Changed $164,900 West Penn MLS
• 2024-01-09 Price Changed $175,000 West Penn MLS
• 2023-12-13 Price Changed $185,000 West Penn MLS
• 2023-08-15 Listed $209,900 West Penn MLS
• 2007-10-17 Sold (Public Records) $85,000 Public Records
• 2007-10-17 Sold (MLS) $85,000 AVBREALTORS

Property tax history

+1.1%/yr

Latest (2026): $1,697 · +1.5% YoY. Source: county tax records.