1110 W First St · Oil City, PA 16301

$42,000

3 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 46 Days on market

Built 1930 2,178 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

With a little elbow grease, this 3-bedroom, 2-bath home offers a great opportunity to make it your own! Featuring a convenient main-floor bedroom and a bath, this layout provides flexibility for a variety of living arrangements. Enjoy your morning coffee or unwind in the evening on the spacious rear deck. The home also includes newer windows, adding efficiency and comfort, along with the bonus of off-street parking. With solid potential and a desirable setup, this property is perfect for buyers looking to build equity and add their personal touch. Don't miss the chance to turn this house into your dream home!

Key facts

• Main-floor bedroom
• Newer windows
• Off-street parking

Tags

• MAIN-FLOOR BEDROOM
• SPACIOUS REAR DECK
• NEWER WINDOWS
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 9.6% in Oil City — 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 71/100 on livability (#704 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Oil City Area SD (town): math 20% / reading 46% proficiency, ranked #436 of 539 in PA (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($290 loan paydown + $914 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $42k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.37% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.26%
• DSCR: 3.06
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $19,962
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 W Second St	0.10mi	3/1.0	1,072 (-3%)	22mo	$19,500	$18	71

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: 50.5%
• Equity multiple: 3.74×
• Total profit: $32,173
• Equity at exit: $16,967

10-year hold

• IRR: 51.0%
• Equity multiple: 7.50×
• Total profit: $76,452
• Equity at exit: $24,745

Cash invested: $11,760 (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: 3.5×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $453

Break-even live

Break-even rent $424

Max offer price $42,000

Occupancy floor 50%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1950 W 1st St Oil City, PA	4.0	2.0	1260	$995	$0.79	43d	1	0.82mi
211 Central Ave Unit 1 Oil City, PA	2.0	1.0	1200	$1,000	$0.83	43d	1	0.95mi

Listing history 19 events

1. 2026-06-18
   days on market $42,000 Active 46 DOM
2. 2026-06-17
   days on market $42,000 Active 45 DOM
3. 2026-06-16
   days on market $42,000 Active 44 DOM
4. 2026-06-15
   days on market $42,000 Active 43 DOM
5. 2026-06-13
   days on market $42,000 Active 41 DOM
6. 2026-06-12
   days on market $42,000 Active 40 DOM
7. 2026-06-09
   days on market $42,000 Active 37 DOM
8. 2026-06-08
   days on market $42,000 Active 36 DOM
9. 2026-06-08
   days on market $42,000 Active 35 DOM
10. 2026-06-07
    days on market $42,000 Active 34 DOM
11. 2026-06-04
    days on market $42,000 Active 31 DOM
12. 2026-06-02
    days on market $42,000 Active 30 DOM
13. 2026-06-01
    status $42,000 Active 29 DOM
14. 2026-06-01
    days on market $42,000 Active Under Contract 29 DOM
15. 2026-05-31
    days on market $42,000 Active Under Contract 28 DOM
16. 2026-05-07
    historical Active Under Contract 617-char remark

    Show marketing remark (617 chars)

    With a little elbow grease, this 3-bedroom, 2-bath home offers a great opportunity to make it your own! Featuring a convenient main-floor bedroom and a bath, this layout provides flexibility for a variety of living arrangements. Enjoy your morning coffee or unwind in the evening on the spacious rear deck. The home also includes newer windows, adding efficiency and comfort, along with the bonus of off-street parking. With solid potential and a desirable setup, this property is perfect for buyers looking to build equity and add their personal touch. Don't miss the chance to turn this house into your dream home!

17. 2026-05-03
    listed $42,000 Active 617-char remark

    Show marketing remark (617 chars)

    With a little elbow grease, this 3-bedroom, 2-bath home offers a great opportunity to make it your own! Featuring a convenient main-floor bedroom and a bath, this layout provides flexibility for a variety of living arrangements. Enjoy your morning coffee or unwind in the evening on the spacious rear deck. The home also includes newer windows, adding efficiency and comfort, along with the bonus of off-street parking. With solid potential and a desirable setup, this property is perfect for buyers looking to build equity and add their personal touch. Don't miss the chance to turn this house into your dream home!

18. 2009-08-21
    soldstatus $10,000
19. 2009-07-30
    soldstatus $10,000 348-char remark

    Show marketing remark (348 chars)

    Property to be sold as is. All information should be verified by buyers inspections including, survey of property lines, well and septic if applicable, For buyers protection get a home inspection. ,CHL prequalification required on all offers, Free appraisal and credit report if buyer finances through CHL, Please allow 2-3 days for seller response

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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 3/10 Moderate 8 d/yr ≥93°F today · 19 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: $11,969
• − Mortgage interest: −$2,353
• − Property taxes: −$1,162
• − Insurance: −$210
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$1,222
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,214/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: Oil City Area SD
• NCES district ID: 4218090
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $37,451
• Composite: 27.39/100
• National rank: #6973
• State rank: #436 of 539 in PA

Livability — Oil City

• Score: 71/100
• State rank: #704
• US rank: #6931

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oil City, PA
• 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

+320.0% since first listed

4 events — show timeline

• 2026-05-07 Contingent — AVBREALTORS
• 2026-05-03 Listed $42,000 AVBREALTORS
• 2009-08-21 Sold (Public Records) $10,000 Public Records
• 2009-07-30 Sold (MLS) $10,000 AVBREALTORS

Property tax history

+1.1%/yr

Latest (2026): $1,162 · -1.3% YoY. Source: county tax records.