744 Mill St · Cranberry, PA 16066

$499,990

3 bd · 2.5 ba · 2,018 sqft · Townhouse · 123 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $248/sqft · 6% below area Est $530k · 6% under ↓ 3% since listing

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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).

• ARV discount +10.0/15.0
• Cash flow +8.1/30.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main-level entry. Finished lower level. A private deck and quick access to the lake-this is the kind of home that rarely comes along. With only a limited number of these townhomes available in the neighborhood, it's a unique opportunity to blend style, comfort, and everyday convenience. From the inviting front entry to the sunlit main level, this 3-bedroom, 2.5-bath home is thoughtfully designed for modern living. The open-concept layout creates a natural flow between the great room, kitchen, and dining area-perfect for entertaining or simply enjoying a quiet night in. Nine-foot ceilings and oversized windows elevate the space, while options like a tray ceiling, exposed beams, or a statement fireplace allow you to add your own touch of character. At the center of it all, the kitchen shines with a generous island ideal for gathering, meal prep, or morning coffee. Almond-stained cabinetry paired with a sage-painted island and quartz countertops creates a warm, designer-inspired aesthetic. Upstairs, the owner's suite offers a peaceful retreat, complete with a spa-like bath and a spacious walk-in closet. Two additional bedrooms provide flexibility for guests, family, or a home office. The finished lower level expands your living space with a versatile game room and access to the two-car garage-perfect for everything from movie nights to workouts or remote work. Nestled in Cranberry Twp, Crescent offers a serene neighborhood lake and a central green for gatherings.

Key facts

• Garage
• Built 2026
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $374k (25.2% below list).
• Recommended offer: $374k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% 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 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.
• 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); 397 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($124k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 123 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $374,125 (25.2% 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. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.75% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $529,990
• List price: $499,990
• Delta: -5.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Ramsgate Rd	0.16mi	3/3.5	1,980 (-2%)	1mo	$534,990	$270	85
610 Whitby Ln	0.14mi	3/3.5	1,980 (-2%)	2mo	$489,990	$247	84
608 Whitby Ln	0.15mi	3/3.0	1,980 (-2%)	6mo	$539,990	$273	83
221 Limehouse Rd	0.34mi	3/2.5	2,017 (-0%)	2mo	$620,000	$307	82
600 Whitby Ln	0.17mi	3/3.5	1,980 (-2%)	4mo	$529,990	$268	82
417 Ramsgate Rd	0.17mi	3/3.5	1,980 (-2%)	4mo	$524,990	$265	81
606 Whitby Ln	0.15mi	3/3.5	1,980 (-2%)	5mo	$450,000	$227	81
401 Ramsgate Rd	0.19mi	3/3.5	1,980 (-2%)	4mo	$529,990	$268	80
222 Limehouse Rd	0.34mi	3/3.0	2,001 (-1%)	0mo	$505,000	$252	80
423 Ramsgate Rd	0.17mi	3/2.5	2,131 (+6%)	5mo	$542,990	$255	78
247 Limehouse Rd	0.30mi	3/2.5	2,215 (+10%)	4mo	$499,900	$226	66
248 Limehouse Rd	0.32mi	3/3.0	2,258 (+12%)	3mo	$539,000	$239	61

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: -26.9%
• Equity multiple: 0.12×
• Total profit: $-123,756
• Equity at exit: $74,550

10-year hold

• IRR: -39.6%
• Equity multiple: -0.36×
• Total profit: $-190,891
• Equity at exit: $43,230

Cash invested: $139,997 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 8 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $526,490 ($256/sqft)
• Median days on market: 142 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +2.5% vs current asking $/sqft

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

ZIP-level market 16066

• Rents YoY: -1.9%
• Active inventory: 397
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,741 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $-500

Break-even live

Break-even rent $4,374

Max offer price $427,678

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-327	+0% $-500	+5% $-672	+10% $-845
Rent	-10% $-795	-5% $-648	+0% $-500	+5% $-352	+10% $-204
Rate	-1.0pp $-248	-0.5pp $-373	base $-500	+0.5pp $-629	+1.0pp $-761

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: $124,998
• Closing costs: $15,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	93d	1	0.39mi
8131 Rowan Rd Cranberry Township, PA	3.0	2.5	1474	$2,800	$1.90	93d	1	0.74mi
1000 Creekview Cir Cranberry Township, PA	3.0	1.0–2.0	1185	$2,767	$2.34	11d	18	0.99mi
1000 Strand Rd Cranberry Township, PA	1.0–3.0	1.0–2.0	1117	$2,859	$2.56	11d	16	1.06mi
227 Oliver Way Cranberry Twp, PA	2.0	2.5	1561	$2,750	$1.76	93d	1	1.08mi
305 Frederick Way Cranberry Twp, PA	3.0	3.5	1748	$3,200	$1.83	93d	1	1.10mi
114 Main St Cranberry Twp, PA	4.0	3.5	2900	$5,995	$2.07	16d	1	1.13mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,895	$1.63	35d	1	1.14mi
121 Main St Cranberry Twp, PA	3.0	2.5	2286	$3,500	$1.53	28d	1	1.16mi
701 Halcyon Ln Cranberry Township, PA	3.0	2.5	2000	$3,200	$1.60	11d	1	1.16mi
197 Foundation Dr Cranberry Twp, PA	3.0	2.5	2206	$3,500	$1.59	28d	1	1.17mi
417 Roebling Ct Cranberry Twp, PA	3.0	2.5	2500	$3,100	$1.24	16d	1	1.25mi
816 Graywyck Dr Seven Fields, PA	4.0	3.5	2512	$3,200	$1.27	65d	1	1.44mi
274 Clearbrook Ct Cranberry Township, PA	3.0	2.5	1700	$2,150	$1.26	20d	1	1.46mi

Property features AI

Exterior

• Parking: Attached garage with garage door openerOff-street parkingBuilt-in/garage parking for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: 2-story homeNew constructionComposition roofBrick constructionHome warranty included
• Construction: Brick exteriorComposition roof
• Exterior features: Water access

Interior

• Kitchen: CooktopStoveMicrowaveDishwasherGarbage disposalSome gas appliances
• Bedrooms: Multiple bedrooms including two upper-level bedrooms (10x12 each); additional bedrooms/bonus rooms on upper and main levels
• Flooring: VinylCarpet
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Gas forced-air heatingCentral air conditioning
• Interior features: Kitchen islandPantry
• Laundry & utility: Main level laundry

Listing history 50 events

1. 2026-08-08
   days on market $499,990 Active 123 DOM
2. 2026-08-07
   days on market $499,990 Active 122 DOM
3. 2026-08-06
   days on market $499,990 Active 121 DOM
4. 2026-08-05
   days on market $499,990 Active 120 DOM
5. 2026-08-04
   days on market $499,990 Active 119 DOM
6. 2026-08-03
   days on market $499,990 Active 118 DOM
7. 2026-07-31
   days on market $499,990 Active 115 DOM
8. 2026-07-30
   days on market $499,990 Active 114 DOM
9. 2026-07-30
   days on market $499,990 Active 113 DOM
10. 2026-07-28
    days on market $499,990 Active 112 DOM
11. 2026-07-26
    days on market $499,990 Active 110 DOM
12. 2026-07-24
    days on market $499,990 Active 108 DOM
13. 2026-07-23
    days on market $499,990 Active 107 DOM
14. 2026-07-22
    days on market $499,990 Active 106 DOM
15. 2026-07-21
    days on market $499,990 Active 105 DOM
16. 2026-07-20
    days on market $499,990 Active 104 DOM
17. 2026-07-18
    days on market $499,990 Active 102 DOM
18. 2026-07-18
    days on market $499,990 Active 101 DOM
19. 2026-07-16
    days on market $499,990 Active 100 DOM
20. 2026-07-15
    days on market $499,990 Active 99 DOM
21. 2026-07-14
    days on market $499,990 Active 98 DOM
22. 2026-07-13
    days on market $499,990 Active 97 DOM
23. 2026-07-13
    days on market $499,990 Active 96 DOM
24. 2026-07-11
    days on market $499,990 Active 95 DOM
25. 2026-07-10
    days on market $499,990 Active 94 DOM
26. 2026-07-09
    days on market $499,990 Active 93 DOM
27. 2026-07-07
    days on market $499,990 Active 91 DOM
28. 2026-07-06
    days on market $499,990 Active 90 DOM
29. 2026-07-05
    days on market $499,990 Active 89 DOM
30. 2026-07-03
    days on market $499,990 Active 87 DOM
31. 2026-07-02
    days on market $499,990 Active 86 DOM
32. 2026-07-01
    days on market $499,990 Active 85 DOM
33. 2026-06-30
    days on market $499,990 Active 84 DOM
34. 2026-06-29
    days on market $499,990 Active 83 DOM
35. 2026-06-28
    days on market $499,990 Active 82 DOM
36. 2026-06-27
    days on market $499,990 Active 81 DOM
37. 2026-06-27
    days on market $499,990 Active 80 DOM
38. 2026-06-25
    days on market $499,990 Active 78 DOM
39. 2026-06-22
    days on market $499,990 Active 76 DOM
40. 2026-06-21
    days on market $499,990 Active 75 DOM
41. 2026-06-18
    days on market $499,990 Active 72 DOM
42. 2026-06-17
    days on market $499,990 Active 71 DOM
43. 2026-06-16
    days on market $499,990 Active 70 DOM
44. 2026-06-15
    days on market $499,990 Active 69 DOM
45. 2026-06-13
    days on market $499,990 Active 67 DOM
46. 2026-06-13
    days on market $499,990 Active 66 DOM
47. 2026-06-09
    days on market $499,990 Active 63 DOM
48. 2026-06-08
    days on market $499,990 Active 62 DOM
49. 2026-06-07
    days on market $499,990 Active 61 DOM
50. 2026-06-05
    days on market $499,990 Active 58 DOM

ⓘ 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: $44,895
• − Mortgage interest: −$28,007
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$3,592
• − Management: −$3,592
• − Depreciation: −$14,545
• Taxable loss: −$14,840
• Est. tax savings @ 24.0%: +$3,562
• After-tax cash flow: $-2,435/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $10,090–$30,270 screening

This well-maintained townhouse is in good condition with a good condition score of 80. It has a good rehab level of 'cosmetic' and requires minimal repairs. The highest-ROI updates include painting the exterior siding, landscaping improvements, and updating the kitchen backsplash and interior walls. The home is move-in ready and would be a great investment for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Resale Kitchen backsplash — Modernizes the kitchen and adds value. ↑
• Resale Painting interior walls — Fresh paint enhances curb appeal and value. ↑
• Resale Window treatments — Fresh window treatments enhance curb appeal and value. ↑
• Both Flooring replacement — Fresh flooring enhances curb appeal and value. ↑
• Rental HVAC system maintenance — A clean and efficient HVAC system improves tenant satisfaction and reduces maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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.

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Rowan El Sch A- PA #151/1,518 Nat'l #3,487/41,679 Middle Haine Ms B PA #55/512 Nat'l #2,008/14,009 High Seneca Valley Hs B+ PA #35/437 Nat'l #1,820/17,239

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 · 190,777 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 7% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: Attached garage with garage door openerOff-street parkingBuilt-in/garage parking for 2 vehicles
• Utilities: Public waterPublic sewer
• Home design: 2-story homeNew constructionComposition roofBrick constructionHome warranty included
• Construction: Brick exteriorComposition roof
• Exterior features: Water access

Interior

• Kitchen: CooktopStoveMicrowaveDishwasherGarbage disposalSome gas appliances
• Bedrooms: Multiple bedrooms including two upper-level bedrooms (10x12 each); additional bedrooms/bonus rooms on upper and main levels
• Flooring: VinylCarpet
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Gas forced-air heatingCentral air conditioning
• Interior features: Kitchen islandPantry
• Laundry & utility: Main level laundry

Price history

-3.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $499,990 Zillow
• 2026-05-14 Price Changed $499,990 West Penn MLS
• 2026-04-07 Listed $517,990 Zillow
• 2026-04-07 Listed $517,990 West Penn MLS