806 E 4th St · Oil City, PA 16301

$65,610

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 100 Days on market

Built 1890 4,791 sqft lot $46/sqft · 21% below area Est $84k · 21% 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 +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

Solid 3-bedroom 2-full bath home with newer electric, newer windows. Great starter or investment property.

Key facts

• 4,791 sq ft lot
• Built 1890
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $60k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($454 loan paydown + $1k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,705 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.64% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.49%
• DSCR: 2.05
• GRM: 5.1

CMA / ARV

• ARV (median comp): $83,578
• List price: $65,610
• Delta: -21.50%
• 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
714 Allegheny Ave	0.18mi	3/1.0	1,476 (+2%)	13mo	$75,000	$51	77
104 Hiland Ave	0.28mi	3/1.0	1,420 (-1%)	10mo	$26,500	$19	76
107 E 6th St	0.23mi	3/1.0	1,370 (-5%)	6mo	$105,000	$77	76
22 W 5th St	0.45mi	3/1.5	1,396 (-3%)	4mo	$85,000	$61	69
11 E 7th St	0.34mi	3/1.5	1,353 (-6%)	4mo	$25,500	$19	68
108 E Fifth St	0.23mi	3/2.0	1,268 (-12%)	2mo	$147,500	$116	64
121 W Front	0.68mi	3/1.5	1,458 (+1%)	12mo	$67,500	$46	54
16 Smithman St	0.46mi	3/2.0	1,584 (+10%)	6mo	$115,000	$73	52
104 W 6th St	0.52mi	3/1.5	1,612 (+12%)	4mo	$73,000	$45	51
11 Rich St	0.50mi	3/1.0	1,575 (+9%)	13mo	$128,000	$81	50
33 West 5th St	0.49mi	3/1.0	1,648 (+14%)	7mo	$45,000	$27	47
711 Innis St	0.56mi	4/1.0 (+1)	1,350 (-6%)	15mo	$115,000	$85	46

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: 28.1%
• Equity multiple: 2.53×
• Total profit: $28,028
• Equity at exit: $26,505

10-year hold

• IRR: 29.4%
• Equity multiple: 4.88×
• Total profit: $71,367
• Equity at exit: $38,655

Cash invested: $18,371 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$344
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $360

Break-even live

Break-even rent $618

Max offer price $65,610

Occupancy floor 61%

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: $16,402
• Closing costs: $1,968
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Central Ave Unit 1 Oil City, PA	2.0	1.0	1200	$1,000	$0.83	43d	1	0.45mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	43d	1	0.94mi
815 W 1st St Oil City, PA	4.0	1.5	1674	$1,300	$0.78	43d	1	1.00mi

Listing history 24 events

1. 2026-06-18
   days on market $65,610 Active 100 DOM
2. 2026-06-17
   days on market $65,610 Active 99 DOM
3. 2026-06-16
   days on market $65,610 Active 98 DOM
4. 2026-06-15
   days on market $65,610 Active 97 DOM
5. 2026-06-13
   days on market $65,610 Active 95 DOM
6. 2026-06-12
   pricedays on market $65,610 Active 94 DOM
7. 2026-06-09
   days on market $72,900 Active 91 DOM
8. 2026-06-08
   days on market $72,900 Active 90 DOM
9. 2026-06-08
   days on market $72,900 Active 89 DOM
10. 2026-06-07
    days on market $72,900 Active 88 DOM
11. 2026-06-04
    days on market $72,900 Active 85 DOM
12. 2026-06-02
    days on market $72,900 Active 84 DOM
13. 2026-06-01
    days on market $72,900 Active 83 DOM
14. 2026-05-31
    days on market $72,900 Active 82 DOM
15. 2026-04-30
    price $72,900 106-char remark

    Show marketing remark (106 chars)

    Solid 3-bedroom 2-full bath home with newer electric, newer windows. Great starter or investment property.

16. 2026-03-10
    listed $81,000 Active 106-char remark

    Show marketing remark (106 chars)

    Solid 3-bedroom 2-full bath home with newer electric, newer windows. Great starter or investment property.

17. 2026-02-02
    historical
18. 2025-10-28
    price $67,450
19. 2025-02-26
    listed $76,950 Active
20. 2025-02-05
    soldstatus $52,000,000
21. 2022-06-22
    soldstatus $84,000
22. 2022-06-21
    soldstatus $84,000
23. 2008-01-30
    soldstatus $42,000
24. 2008-01-30
    soldstatus $42,000

ⓘ 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: $1,401 · $117/mo
• Projected year-2 tax: $1,401 · $117/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 ≥92°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: $12,878
• − Mortgage interest: −$3,675
• − Property taxes: −$1,401
• − Insurance: −$328
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,909
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,474/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

+73.6% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $72,900 West Penn MLS
• 2026-03-10 Listed $81,000 West Penn MLS
• 2026-02-02 Listing Removed — BRIGHT MLS
• 2025-10-28 Price Changed $67,450 BRIGHT MLS
• 2025-02-26 Listed $76,950 BRIGHT MLS
• 2025-02-05 Sold (Public Records) $52,000,000 Public Records
• 2022-06-22 Sold (Public Records) $84,000 Public Records
• 2022-06-21 Sold (MLS) $84,000 AVBREALTORS
• 2008-01-30 Sold (Public Records) $42,000 Public Records
• 2008-01-30 Sold (MLS) $42,000 AVBREALTORS

Property tax history

+1.0%/yr

Latest (2026): $1,401 · -1.3% YoY. Source: county tax records.