The Charleston (Custom) - Build On Your Land Plan · Cranberry, PA 16066

$459,000

4 bd · 2.5 ba · 3,360 sqft · SingleFamily · 1004 Days on market

Excellent condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.4/10.0
• Condition / age +4.8/5.0
• Cash flow +4.3/30.0
• Livability +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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Key facts

• 2 parking spots
• Listed 1003 days

🏗️ New construction. The $459,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $720,072.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $459k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $441k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (15.9% below list).
• Recommended offer: $386k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Haine El Sch (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 813 students, 21% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 28d 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 37% 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 $5k of loan paydown is wiped out by about $22k 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 1004 days — a 12% lower offer ($404k) is reasonable based on typical stale-listing flexibility.

Recommended offer $386,103 (15.9% 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 1004 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.54% ✗
• Cap rate: 3.08%
• Cash-on-cash: -11.46%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $720,072
• List price: $459,000
• Delta: -36.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Cassandra Dr	1.07mi	4/2.5	3,120 (-7%)	4mo	$350,000	$112	49
439 Deerfield Dr	0.85mi	3/2.5 (-1)	3,438 (+2%)	10mo	$428,000	$124	48
412 Rose Dr	1.01mi	5/3.5 (+1)	3,300 (-2%)	12mo	$495,000	$150	43
307 Harlequin St	0.72mi	5/4.5 (+1)	3,088 (-8%)	5mo	$739,900	$240	36
711 Withers Park Dr	0.80mi	4/3.5	2,902 (-14%)	3mo	$720,000	$248	36
321 E Lake St	0.86mi	4/2.5	3,610 (+7%)	24mo	$898,465	$249	33
504 Beneficial Dr	0.75mi	3/2.5 (-1)	2,688 (-20%)	4mo	$692,500	$258	32
319 E Lake St	0.87mi	4/2.5	3,063 (-9%)	24mo	$678,515	$222	31
309 Harlequin St	0.73mi	4/3.5	2,906 (-14%)	14mo	$735,000	$253	28
333 E Lake St	0.85mi	4/2.5	2,930 (-13%)	24mo	$893,325	$305	24
520 Beneficial Dr	0.82mi	3/2.5 (-1)	2,850 (-15%)	16mo	$680,000	$239	22
Champion 116 Cranberry Village Estates Treesdale DR	1.09mi	5/2.5 (+1)	2,932 (-13%)	24mo	$750,000	$256	19

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: -40.5%
• Equity multiple: -0.24×
• Total profit: $-250,610
• Equity at exit: $107,365

10-year hold

• IRR: -87.6%
• Equity multiple: -1.08×
• Total profit: $-419,677
• Equity at exit: $62,259

Cash invested: $201,620 (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: 18 active
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $760,990 ($251/sqft)
• Median days on market: 314 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -14.7% 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: 9.9×

Monthly cashflow live

• Estimated rent: $3,861 high
• Mortgage (P&I): −$3,776
• Tax est. 1.5%: −$900 /mo · $10,801/yr
• Insurance: −$300
• HOA: −$0
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $-1,926

Break-even live

Break-even rent $6,299

Max offer price $441,371

Occupancy floor —

Sensitivity live

Price	-10% $-1,428	-5% $-1,677	+0% $-1,926	+5% $-2,175	+10% $-2,424
Rent	-10% $-2,231	-5% $-2,079	+0% $-1,926	+5% $-1,774	+10% $-1,621
Rate	-1.0pp $-1,563	-0.5pp $-1,743	base $-1,926	+0.5pp $-2,113	+1.0pp $-2,302

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: $180,018
• Closing costs: $21,602
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Main St Cranberry Twp, PA	4.0	3.5	2900	$5,995	$2.07	16d	1	0.55mi
121 Main St Cranberry Twp, PA	3.0	2.5	2286	$3,500	$1.53	28d	1	0.58mi
417 Roebling Ct Cranberry Twp, PA	3.0	2.5	2500	$3,100	$1.24	16d	1	0.60mi
509 High Crescent Rd Cranberry Township, PA	3.0	2.5	3170	$5,500	$1.74	72d	1	0.77mi
108 Whitney Dr Cranberry Township, PA	4.0	3.0	2600	$2,600	$1.00	93d	1	0.89mi

Listing history 50 events

1. 2026-08-08
   days on market $459,000 Active 1004 DOM
2. 2026-08-07
   days on market $459,000 Active 1003 DOM
3. 2026-08-06
   days on market $459,000 Active 1002 DOM
4. 2026-08-05
   days on market $459,000 Active 1001 DOM
5. 2026-08-04
   days on market $459,000 Active 1000 DOM
6. 2026-08-03
   days on market $459,000 Active 999 DOM
7. 2026-07-31
   days on market $459,000 Active 996 DOM
8. 2026-07-30
   days on market $459,000 Active 995 DOM
9. 2026-07-30
   days on market $459,000 Active 994 DOM
10. 2026-07-28
    days on market $459,000 Active 993 DOM
11. 2026-07-26
    days on market $459,000 Active 991 DOM
12. 2026-07-24
    days on market $459,000 Active 989 DOM
13. 2026-07-23
    days on market $459,000 Active 988 DOM
14. 2026-07-22
    days on market $459,000 Active 987 DOM
15. 2026-07-21
    days on market $459,000 Active 986 DOM
16. 2026-07-20
    days on market $459,000 Active 985 DOM
17. 2026-07-18
    days on market $459,000 Active 983 DOM
18. 2026-07-18
    days on market $459,000 Active 982 DOM
19. 2026-07-16
    days on market $459,000 Active 981 DOM
20. 2026-07-15
    days on market $459,000 Active 980 DOM
21. 2026-07-14
    days on market $459,000 Active 979 DOM
22. 2026-07-13
    days on market $459,000 Active 978 DOM
23. 2026-07-13
    days on market $459,000 Active 977 DOM
24. 2026-07-11
    days on market $459,000 Active 976 DOM
25. 2026-07-10
    days on market $459,000 Active 975 DOM
26. 2026-07-09
    days on market $459,000 Active 974 DOM
27. 2026-07-07
    days on market $459,000 Active 972 DOM
28. 2026-07-06
    days on market $459,000 Active 971 DOM
29. 2026-07-05
    days on market $459,000 Active 970 DOM
30. 2026-07-03
    days on market $459,000 Active 968 DOM
31. 2026-07-02
    days on market $459,000 Active 967 DOM
32. 2026-07-01
    days on market $459,000 Active 966 DOM
33. 2026-06-30
    days on market $459,000 Active 965 DOM
34. 2026-06-29
    days on market $459,000 Active 964 DOM
35. 2026-06-28
    days on market $459,000 Active 963 DOM
36. 2026-06-27
    days on market $459,000 Active 962 DOM
37. 2026-06-27
    days on market $459,000 Active 961 DOM
38. 2026-06-25
    days on market $459,000 Active 959 DOM
39. 2026-06-22
    days on market $459,000 Active 957 DOM
40. 2026-06-21
    days on market $459,000 Active 956 DOM
41. 2026-06-18
    days on market $459,000 Active 953 DOM
42. 2026-06-17
    days on market $459,000 Active 952 DOM
43. 2026-06-16
    days on market $459,000 Active 951 DOM
44. 2026-06-15
    days on market $459,000 Active 950 DOM
45. 2026-06-13
    days on market $459,000 Active 948 DOM
46. 2026-06-13
    days on market $459,000 Active 947 DOM
47. 2026-06-09
    days on market $459,000 Active 944 DOM
48. 2026-06-08
    days on market $459,000 Active 943 DOM
49. 2026-06-07
    days on market $459,000 Active 942 DOM
50. 2026-06-05
    days on market $459,000 Active 939 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $46,332
• − Mortgage interest: −$40,335
• − Property taxes: −$10,801
• − Insurance: −$3,600
• − Repairs & maintenance: −$3,707
• − Management: −$3,707
• − Depreciation: −$20,948
• Taxable loss: −$36,765
• Est. tax savings @ 24.0%: +$8,824
• After-tax cash flow: $-14,289/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 · 13 photos

Excellent 95/100 None rehab

This custom-built home in Cranberry, PA is in excellent condition with no visible repairs needed. It offers a high-end interior with granite countertops and marble bathrooms, and a well-maintained exterior. Potential buyers will appreciate the curb appeal and smart home features.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal ↑
• Resale Landscaping front yard — Improves curb appeal ↑
• Both Install smart home security system — Enhances safety and convenience ↑

C Composite school gradezoned avg 64/100

Zoned Schools

Elementary Haine El Sch B- PA #377/1,518 Nat'l #7,252/41,679 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

Price history

1 event — show timeline

• 2023-11-08 Listed $459,000 Zillow