431 Deerfield Dr · Seven Fields, PA 16066

$400,000

4 bd · 2.0 ba · 1,548 sqft · SingleFamily public records · 5 Days on market

Built 1975 0.30 ac lot Est $354k · 13% over

---

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).

• Cash flow +20.2/30.0
• DSCR +6.4/10.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

Key facts

• Quartz countertops
• Custom fireplace
• Dedicated coffee bar

Tags

• NEW LVP FLOORING
• CUSTOM FIREPLACE
• FULLY REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• DEDICATED COFFEE BAR

Property features AI

Exterior

• Parking: Attached garage with automatic opener; Total 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: 78x70 (approx.) lot dimensions; Approximately 0.3 acre lot

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Upper-level bedrooms (three bedrooms noted; primary dimensions include 15x12, 14x12, 13x11; an additional bedroom 10x8)
• Flooring: Hardwood flooring; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Gas forced-air heating; Central electric air conditioning
• Interior features: Screened windows; Window treatments; Electric fireplace
• Laundry & utility: Washer; Dryer; Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (1.9% below list).
• Recommended offer: $392k (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.3% in Seven Fields — 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 79/100 on livability (#266 in PA, #2,336 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, health & safety D, commute F.
• 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.
• Market conditions: Rents soft (-1.9%/yr); 288 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 38% 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 $12k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $236k; list at $400k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $392,400 (1.9% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.98% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $354,492
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Deerfield Dr	0.08mi	4/1.5	1,554 (+0%)	13mo	$185,000	$119	82
130 Fox Run Rd	0.31mi	3/2.0 (-1)	1,560 (+1%)	2mo	$389,900	$250	78
603 Partridge Dr	0.14mi	4/2.5	1,536 (-1%)	20mo	$310,000	$202	73
146 Fox Run Rd	0.22mi	3/2.5 (-1)	1,513 (-2%)	20mo	$347,000	$229	62
304 Meadow Dr	0.35mi	3/1.5 (-1)	1,458 (-6%)	20mo	$335,000	$230	50
662 Huntington Dr	0.57mi	3/2.5 (-1)	1,735 (+12%)	7mo	$340,000	$196	41
706 Es Farms Dr	0.45mi	3/2.5 (-1)	1,705 (+10%)	19mo	$430,000	$252	39
532 Chaparral Dr	0.41mi	3/2.0 (-1)	1,776 (+15%)	15mo	$300,000	$169	39

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: -11.2%
• Equity multiple: 0.60×
• Total profit: $-44,392
• Equity at exit: $59,641

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-42,109
• Equity at exit: $34,585

Cash invested: $112,000 (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 16066

• Rents YoY: -1.9%
• Active inventory: 288
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,924 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$334 /mo · $4,005/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $502

Break-even live

Break-even rent $3,289

Max offer price $400,000

Occupancy floor 82%

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Limehouse Rd Cranberry Township, PA	3.0	3.0	2000	$6,500	$3.25	43d	1	0.50mi
219 Limehouse Rd Cranberry Township, PA	3.0	2.5	2200	$7,500	$3.41	43d	1	0.53mi
8131 Rowan Rd Cranberry Township, PA	3.0	2.5	1474	$2,800	$1.90	43d	1	0.61mi
1000 Strand Rd Cranberry Township, PA	1.0–3.0	1.0–2.0	1117	$3,048	$2.73	2d	13	0.97mi
305 Frederick Way Cranberry Twp, PA	3.0	3.5	1748	$3,200	$1.83	43d	1	1.01mi
8000 Brandt Dr Cranberry Twp, PA	1.0–3.0	1.0–2.0	1193	$2,776	$2.33	1d	26	1.02mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,995	$1.68	4d	1	1.04mi
5001 Pendleton Way Cranberry Twp, PA	1.0–3.0	1.0–3.0	1459	$4,673	$3.20	1d	27	1.16mi
401 Collingwood Ct Cranberry Twp, PA	1.0–3.0	1.0–2.0	950	$1,865	$1.96	1d	1	1.23mi
411 Sussex Dr Cranberry Township, PA	4.0	2.0	1352	$2,500	$1.85	14d	1	1.44mi

Listing history 12 events

1. 2026-06-02
   status $400,000 Pending 5 DOM
2. 2026-06-01
   days on market $400,000 Active 5 DOM
3. 2026-05-31
   days on market $400,000 Active 4 DOM
4. 2026-05-27
   listed $400,000 Active
5. 2016-08-17
   soldstatus $236,500
6. 2016-08-12
   price $236,500 894-char remark

   Show marketing remark (894 chars)

   Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

7. 2016-08-12
   soldstatus $236,500 Sold 894-char remark

   Show marketing remark (894 chars)

   Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

8. 2016-08-04
   status Under Contract 894-char remark

   Show marketing remark (894 chars)

   Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

9. 2016-07-04
   historical Contingent 894-char remark

   Show marketing remark (894 chars)

   Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

10. 2016-07-04
    price $242,500 894-char remark

    Show marketing remark (894 chars)

    Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

11. 2016-06-08
    price $242,500 894-char remark

    Show marketing remark (894 chars)

    Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

12. 2016-05-17
    listed $249,900 Active 894-char remark

    Show marketing remark (894 chars)

    Fantastic 2-story, 4 bedroom home in the heart of Cranberry Township/Rowan Elementary. GREAT lot with level area for play and stone retaining wall with stairs to the tree-lined grade for tranquility, spotting wildlife and privacy. This home has a 2-car attached garage with extra storage and access to the side yard. New carpeting being installed in three bedrooms and the family room. Newer hot water heater and A/C. Freshly painted, neutral décor and lots of natural lighting. Access the full bath from either the master bedroom or upstairs hallway (could readily be converted into 2 full baths - has been done in similar models). The unfinished lower-level offers plenty of space for a "man-cave, " movie room, playroom or storage and includes laundry and additional crawl space for extra storage. Spacious wooden deck off of the family room. No HOA. Home warranty included.

ⓘ 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: $4,005 · $334/mo
• Projected year-2 tax: $5,162 · $430/mo
• Expected delta: +$1,158/yr (+$96/mo · 28.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 56% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $47,088
• − Mortgage interest: −$22,406
• − Property taxes: −$4,005
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,767
• − Management: −$3,767
• − Depreciation: −$11,636
• Taxable loss: −$493
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $6,141/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: 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 — Seven Fields

• Score: 79/100
• State rank: #266
• US rank: #2336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

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 (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%

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

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

+60.1% since first listed

9 events — show timeline

• 2026-05-27 Listed $400,000 West Penn MLS
• 2016-08-17 Sold (Public Records) $236,500 Public Records
• 2016-08-12 Price Changed $236,500 West Penn MLS
• 2016-08-12 Sold (MLS) $236,500 West Penn MLS
• 2016-08-04 Pending — West Penn MLS
• 2016-07-04 Contingent — West Penn MLS
• 2016-07-04 Price Changed $242,500 West Penn MLS
• 2016-06-08 Price Changed $242,500 West Penn MLS
• 2016-05-17 Listed $249,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $4,005 · +4.5% YoY. Source: county tax records.