104 Forrest St · Petrolia, PA 16050

$35,000

3 bd · 1.5 ba · 1,752 sqft · SingleFamily public records · 7 Days on market

Built 1927 3,920 sqft lot Est $54k · 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This triplex is a diamond in the rough, offering incredible potential for the right buyer. While it does requires some TLC, this property could be transformed into a family home or continue to serve as an investment opportunity. Currently operating as a triplex with an apartment on each level including the basement. Perfect for someone to add to their investment portfolio.

Key facts

• 3,920 sq ft lot
• Parking
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 63/100 on livability (#1,304 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, health & safety C-.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $242 of loan paydown is wiped out by about $452 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.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.74% ✓
• Cap rate: 31.20%
• Cash-on-cash: 88.95%
• DSCR: 4.96
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $54,312
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Jamison St	0.21mi	4/1.0 (+1)	1,896 (+8%)	17mo	$8,200	$4	56
148 Forrest St	0.17mi	3/1.0	1,536 (-12%)	22mo	$47,500	$31	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 90.6%
• Equity multiple: 5.41×
• Total profit: $43,233
• Equity at exit: $7,962

10-year hold

• IRR: 92.7%
• Equity multiple: 11.19×
• Total profit: $99,852
• Equity at exit: $7,954

Cash invested: $9,800 (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 16050

• Home prices YoY: -1.1%
• Active inventory: 7
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $726

Break-even live

Break-even rent $391

Max offer price $35,000

Occupancy floor 40%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-04-08
   status Pending

   Show marketing remark (375 chars)

   This triplex is a diamond in the rough, offering incredible potential for the right buyer. While it does requires some TLC, this property could be transformed into a family home or continue to serve as an investment opportunity. Currently operating as a triplex with an apartment on each level including the basement. Perfect for someone to add to their investment portfolio.

2. 2026-04-08
   status Pending 375-char remark

   Show marketing remark (375 chars)

   This triplex is a diamond in the rough, offering incredible potential for the right buyer. While it does requires some TLC, this property could be transformed into a family home or continue to serve as an investment opportunity. Currently operating as a triplex with an apartment on each level including the basement. Perfect for someone to add to their investment portfolio.

3. 2026-03-31
   listed $35,000 Active

   Show marketing remark (375 chars)

   This triplex is a diamond in the rough, offering incredible potential for the right buyer. While it does requires some TLC, this property could be transformed into a family home or continue to serve as an investment opportunity. Currently operating as a triplex with an apartment on each level including the basement. Perfect for someone to add to their investment portfolio.

4. 2026-03-31
   listed $35,000 Active 375-char remark

   Show marketing remark (375 chars)

   This triplex is a diamond in the rough, offering incredible potential for the right buyer. While it does requires some TLC, this property could be transformed into a family home or continue to serve as an investment opportunity. Currently operating as a triplex with an apartment on each level including the basement. Perfect for someone to add to their investment portfolio.

5. 2025-12-31
   historical Expired 627-char remark

   Show marketing remark (627 chars)

   This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

6. 2025-12-31
   historical Expired

   Show marketing remark (627 chars)

   This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

7. 2025-12-03
   price $45,000 627-char remark

   Show marketing remark (627 chars)

   This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

8. 2025-12-03
   price $45,000

   Show marketing remark (627 chars)

   This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

9. 2025-07-18
   price $50,000 627-char remark

   Show marketing remark (627 chars)

   This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

10. 2025-07-18
    price $50,000

    Show marketing remark (627 chars)

    This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

11. 2025-05-21
    price $55,000 627-char remark

    Show marketing remark (627 chars)

    This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

12. 2025-05-21
    price $55,000

    Show marketing remark (627 chars)

    This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

13. 2025-04-03
    listed $60,000 Active 627-char remark

    Show marketing remark (627 chars)

    This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

14. 2025-04-03
    listed $60,000 Active

    Show marketing remark (627 chars)

    This 4-bedroom, 3-bath home is a diamond in the rough, offering incredible potential for the right buyer. While it requires a little TLC, this property could be transformed into a beautiful family home or serve as an excellent investment opportunity. Currently operating as a triplex and partially rented, it generates income, making it an ideal choice for investors looking to expand their portfolio. With some updates and improvements, this home could realize its full potential. Whether you're a first-time homebuyer with a vision or an experienced investor, this property offers the opportunity to create something special.

15. 2024-11-01
    soldstatus $34,000 Closed
16. 2024-10-16
    status Pending
17. 2024-10-13
    listed $39,000 Active
18. 2024-07-06
    listed $60,000 Active
19. 2024-02-19
    listed $60,000 Active
20. 2008-03-04
    soldstatus $32,000
21. 2008-02-25
    soldstatus $32,000
22. 2007-10-29
    listed $34,000

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,326 · $110/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 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,721
• − Mortgage interest: −$1,961
• − Property taxes: −$1,326
• − Insurance: −$175
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$1,018
• Taxable income: $8,727
• Est. tax owed @ 24.0%: −$2,094
• After-tax cash flow: $6,622/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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — Petrolia

• Score: 63/100
• State rank: #1304
• US rank: #16024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Petrolia, PA
• Population (ZIP): 978

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 (97%)
• Race & ethnicity: White 97% Asian 1% Two or more races 1%
• Common ancestry: Lithuanian 3% Serbian 3% Romanian 3%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -1.29%
• Current HPI: 119.2364
• 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

+2.9% since first listed

22 events — show timeline

• 2026-04-08 Pending — West Penn MLS
• 2026-04-08 Pending — West Penn MLS
• 2026-03-31 Listed $35,000 West Penn MLS
• 2026-03-31 Listed $35,000 West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-12-31 Delisted — West Penn MLS
• 2025-12-03 Price Changed $45,000 West Penn MLS
• 2025-12-03 Price Changed $45,000 West Penn MLS
• 2025-07-18 Price Changed $50,000 West Penn MLS
• 2025-07-18 Price Changed $50,000 West Penn MLS
• 2025-05-21 Price Changed $55,000 West Penn MLS
• 2025-05-21 Price Changed $55,000 West Penn MLS
• 2025-04-03 Listed $60,000 West Penn MLS
• 2025-04-03 Listed $60,000 West Penn MLS
• 2024-11-01 Sold (MLS) $34,000 West Penn MLS
• 2024-10-16 Pending — West Penn MLS
• 2024-10-13 Listed $39,000 West Penn MLS
• 2024-07-06 Listed $60,000 West Penn MLS
• 2024-02-19 Listed $60,000 West Penn MLS
• 2008-03-04 Sold (Public Records) $32,000 Public Records
• 2008-02-25 Sold (MLS) $32,000 West Penn MLS
• 2007-10-29 Listed $34,000 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,326 · +1.9% YoY. Source: county tax records.