687 Route 157 · Cranberry, PA 16301

$95,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 525 Days on market

Built 1954 Poor condition 2.30 ac lot $75/sqft · 49% below area Est $185k · 49% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +6.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

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 $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% in Cranberry — 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: area grade A — 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.
• Zoned schools: Cranberry El Sch (math 29% / reading 53%, grade F, #932 of 1,518 statewide, top 62%, 606 students, 46% FRL); Cranberry Area Jshs (math 35% / reading 47%, grade F, #251 of 437 statewide, top 58%, 557 students, 41% FRL).
• Market conditions: 87 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 ($657 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 525 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $55k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 525 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 5.8

CMA / ARV

• ARV (median comp): $185,253
• List price: $95,000
• Delta: -48.72%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1627 Horsecreek Rd	0.57mi	3/1.0	1,288 (+2%)	1mo	$192,000	$149	70
229 Kings Hwy	0.20mi	3/2.0	1,454 (+15%)	5mo	$385,500	$265	58
124 Kings Hwy	0.30mi	3/1.0	1,080 (-15%)	26mo	$129,400	$120	41
2138 Horsecreek Rd	0.92mi	2/1.0 (-1)	1,140 (-10%)	12mo	$69,000	$61	33
2207 Hill City Rd	1.01mi	2/1.0 (-1)	1,344 (+6%)	30mo	$125,000	$93	30
1897 Us 62	1.32mi	2/1.0 (-1)	1,042 (-18%)	15mo	$55,000	$53	22

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: 22.9%
• Equity multiple: 2.25×
• Total profit: $33,158
• Equity at exit: $38,378

10-year hold

• IRR: 24.6%
• Equity multiple: 4.28×
• Total profit: $87,253
• Equity at exit: $55,970

Cash invested: $26,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 3 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $219,900 ($150/sqft)
• Median days on market: 26 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 16301

• Home prices YoY: 1.0%
• Active inventory: 87
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,372 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$141 /mo · $1,697/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $404

Break-even live

Break-even rent $860

Max offer price $95,000

Occupancy floor 66%

Sensitivity live

Price	-10% $458	-5% $431	+0% $404	+5% $378	+10% $351
Rent	-10% $296	-5% $350	+0% $404	+5% $459	+10% $513
Rate	-1.0pp $452	-0.5pp $429	base $404	+0.5pp $380	+1.0pp $355

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $95,000 Active 525 DOM
2. 2026-11-07
   days on market $95,000 Active 524 DOM
3. 2026-11-06
   days on market $95,000 Active 523 DOM
4. 2026-11-05
   days on market $95,000 Active 522 DOM
5. 2026-11-04
   days on market $95,000 Active 521 DOM
6. 2026-11-02
   days on market $95,000 Active 519 DOM
7. 2026-11-01
   days on market $95,000 Active 518 DOM
8. 2026-10-31
   days on market $95,000 Active 517 DOM
9. 2026-10-31
   days on market $95,000 Active 516 DOM
10. 2026-10-29
    days on market $95,000 Active 515 DOM
11. 2026-10-28
    days on market $95,000 Active 514 DOM
12. 2026-10-27
    days on market $95,000 Active 513 DOM
13. 2026-10-26
    days on market $95,000 Active 512 DOM
14. 2026-10-25
    days on market $95,000 Active 511 DOM
15. 2026-10-24
    days on market $95,000 Active 510 DOM
16. 2026-10-23
    days on market $95,000 Active 509 DOM
17. 2026-10-22
    days on market $95,000 Active 508 DOM
18. 2026-10-22
    days on market $95,000 Active 507 DOM
19. 2026-10-20
    days on market $95,000 Active 506 DOM
20. 2026-10-19
    days on market $95,000 Active 505 DOM
21. 2026-10-18
    days on market $95,000 Active 504 DOM
22. 2026-10-17
    days on market $95,000 Active 503 DOM
23. 2026-10-16
    days on market $95,000 Active 502 DOM
24. 2026-10-15
    days on market $95,000 Active 501 DOM
25. 2026-10-14
    days on market $95,000 Active 500 DOM
26. 2026-10-14
    days on market $95,000 Active 499 DOM
27. 2026-10-12
    days on market $95,000 Active 498 DOM
28. 2026-10-11
    days on market $95,000 Active 497 DOM
29. 2026-10-10
    days on market $95,000 Active 496 DOM
30. 2026-10-09
    days on market $95,000 Active 495 DOM
31. 2026-10-08
    days on market $95,000 Active 494 DOM
32. 2026-10-07
    days on market $95,000 Active 493 DOM
33. 2026-10-06
    days on market $95,000 Active 492 DOM
34. 2026-10-05
    days on market $95,000 Active 491 DOM
35. 2026-10-04
    days on market $95,000 Active 490 DOM
36. 2026-10-03
    days on market $95,000 Active 489 DOM
37. 2026-10-02
    days on market $95,000 Active 488 DOM
38. 2026-10-01
    days on market $95,000 Active 487 DOM
39. 2026-09-30
    days on market $95,000 Active 486 DOM
40. 2026-09-29
    days on market $95,000 Active 485 DOM
41. 2026-09-28
    days on market $95,000 Active 484 DOM
42. 2026-09-27
    days on market $95,000 Active 483 DOM
43. 2026-09-26
    days on market $95,000 Active 482 DOM
44. 2026-09-25
    days on market $95,000 Active 481 DOM
45. 2026-09-24
    days on market $95,000 Active 480 DOM
46. 2026-09-23
    days on market $95,000 Active 479 DOM
47. 2026-09-20
    days on market $95,000 Active 476 DOM
48. 2026-09-19
    days on market $95,000 Active 474 DOM
49. 2026-09-17
    days on market $95,000 Active 473 DOM
50. 2026-09-17
    days on market $95,000 Active 472 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: $1,697 · $141/mo
• Projected year-2 tax: $1,697 · $141/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 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: $16,459
• − Mortgage interest: −$5,321
• − Property taxes: −$1,697
• − Insurance: −$475
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,764
• Taxable income: $3,569
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $3,996/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 · 9 photos

Poor 20/100 Extensive rehab Est. rehab $63,450–$114,210 screening

This property requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the electrical system, exterior siding, flooring, interior walls, and HVAC system.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Counters granite Appliances stainless steel HVAC central · new lt5

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Water_heater (hvac) — No visible signs of wear or damage
• Minor Windows (exterior) — No visible signs of wear or damage
• Minor Electrical_panel (electrical) — No visible signs of wear or damage
• Minor Plumbing (plumbing) — No visible signs of wear or damage
• Minor Exterior (exterior) — No visible signs of wear or damage

Repairs flagged

• Major Exposed wiring in kitchen and bath — Exposed wiring indicates a significant electrical issue that needs immediate attention.
• Major Peeling siding and chipping paint — Severe exterior damage requires extensive repair or replacement.
• Major Worn flooring — The flooring is in poor condition and will need replacement or significant repair.
• Major Water damage on interior walls — Significant water damage requires extensive repairs to prevent further structural damage.
• Major Old HVAC system — The HVAC system appears outdated and may need replacement to improve energy efficiency and comfort.

Value-add opportunities

• Resale Replace exposed wiring and electrical system — A properly functioning electrical system is essential for safety and will appeal to potential buyers. ↑
• Resale Repair and paint exterior siding — A well-maintained exterior enhances curb appeal and can increase the home's value. ↑
• Resale Replace worn flooring — New flooring will improve the home's appearance and increase its marketability. ↑
• Resale Repair and paint interior walls — A fresh coat of paint and repairs will improve the home's appearance and make it more attractive to potential buyers. ↑
• Resale Replace old HVAC system — A new, energy-efficient HVAC system will improve comfort and energy efficiency, making the home more attractive to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Cranberry El Sch F PA #932/1,518 Nat'l #19,009/41,679 High Cranberry Area Jshs F PA #251/437 Nat'l #7,961/17,239

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

• County: Venango · 48,827 people
• Population (ZIP): 15,067
• Household income: $57,368
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%

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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

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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.