184 Southern Vly · Seven Fields, PA 16046

$314,000

3 bd · 2.5 ba · 1,424 sqft · Condo public records · 64 Days on market

Built 2006 $221/sqft · at area comps Est $330k · at est. $100/mo HOA · 4% of rent

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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 +10.5/30.0
• ARV discount +9.7/15.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 184 Southern Valley, an inviting 3 bedroom, 2 full-bath townhouse in the walkable Southern Valley community of Adams Ridge, a maintenance-free community with pool, clubhouse, and playground. Enjoy the added benefit of direct, walk-in access to the main level from the driveway and garage—making everyday living, unloading groceries, and welcoming guests that much easier. The main level features an open-concept layout centered around a well-equipped kitchen perfectly positioned to connect the living and dining spaces. The kitchen features a gas stove, dishwasher, refrigerator, and microwave oven. Solid cabinetry and plenty of countertspace lend functionality to the space. Just off the ajoining eating area, step out onto the deck overlooking the backyard and extended community, an ideal spot for morning coffee or unwinding at the end of the day. Upstairs, the spacious primary suite offers a private retreat with two closets, including a sundrenched walk-in with window, and an en suite bath. Two additional bedrooms, a full hall bath, and a conveniently located laundry area with washer & dryer complete the upper level. The finished lower level adds valuable living space with a carpeted game room featuring outdoor access, a classic Pittsburgh bathroom, and plenty of storage. Residents of Adams Ridge enjoy a variety of amenities including a community pool, playground, clubhouse, and scenic walking trails with sidewalks throughout. Ideally located along the Route 228 corridor, this home offers quick access to Route 19 in Cranberry, Route 8, and the Pennsylvania Turnpike—plus it’s just minutes from shopping, dining, fitness centers, and local coffee shops. 184 Southern Valley is a perfect blend of space, style, and location—this one is ready to welcome you home.

Key facts

• Open-concept layout
• Finished lower level
• Carpeted game room

Tags

• DIRECT WALK-IN ACCESS
• OPEN-CONCEPT LAYOUT
• WELL-EQUIPPED KITCHEN
• DECK OVERLOOKING BACKYARD
• FINISHED LOWER LEVEL
• CARPETED GAME ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $314k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (21.0% below list).
• Recommended offer: $248k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.4% 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.
• Mars Area SD (rural): math 58% / reading 78% proficiency, ranked #24 of 539 in PA (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Mars Area El Sch (math 68% / reading 80%, grade A, #111 of 1,518 statewide, top 7%, 907 students, 13% FRL); Mars Area Centennial Sch (math 55% / reading 78%, grade A-, #20 of 512 statewide, top 4%, 540 students, 12% FRL); Mars Area Shs (math 82% / reading 93%, grade A, #5 of 437 statewide, top 1%, 1,054 students, 12% FRL).
• Market conditions: 112 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 64 days — a 6% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $190k; list at $314k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $248,109 (21.0% 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 64 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (median comp): $329,883
• List price: $314,000
• Delta: -4.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-61,154
• Equity at exit: $46,818

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-66,459
• Equity at exit: $27,149

Cash invested: $87,920 (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 16046

• Home prices YoY: -6.3%
• Active inventory: 112
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,481 high
• Mortgage (P&I): −$1,647
• Tax from tax record: −$244 /mo · $2,928/yr
• Insurance: −$131
• HOA: −$100
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-161

Break-even live

Break-even rent $2,685

Max offer price $285,486

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-73	+0% $-161	+5% $-250	+10% $-339
Rent	-10% $-357	-5% $-259	+0% $-161	+5% $-63	+10% $35
Rate	-1.0pp $-3	-0.5pp $-82	base $-161	+0.5pp $-243	+1.0pp $-326

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: $78,500
• Closing costs: $9,420
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Broadstone Dr Mars, PA	3.0	2.5	1808	$2,500	$1.38	3d	1	0.48mi
325 Broadstone Dr Mars, PA	3.0	2.5	1728	$2,350	$1.36	3d	1	0.51mi
248 Broadstone Dr Mars, PA	3.0	2.5	1869	$2,700	$1.44	3d	1	0.64mi
5001 Pendleton Way Cranberry Twp, PA	1.0–3.0	1.0–3.0	1459	$4,673	$3.20	3d	27	1.16mi
234 Adams Pointe Blvd #2 Mars, PA	2.0	2.0	1300	$2,250	$1.73	9d	1	1.24mi
510 Village Green Blvd W Mars, PA	3.0	2.5	1652	$2,550	$1.54	22d	1	1.27mi
617 Village Green Blvd E Mars, PA	3.0	2.5	1652	$2,550	$1.54	45d	1	1.30mi

HOA detail condo

• Monthly dues: $100 · $1,200/yr
• Likely covers: gaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   statusdays on market $314,000 Pending 64 DOM
2. 2026-06-18
   days on market $314,000 Contingent 63 DOM
3. 2026-06-17
   days on market $314,000 Contingent 62 DOM
4. 2026-06-16
   days on market $314,000 Contingent 61 DOM
5. 2026-06-15
   days on market $314,000 Contingent 60 DOM
6. 2026-06-13
   days on market $314,000 Contingent 58 DOM
7. 2026-06-13
   days on market $314,000 Contingent 57 DOM
8. 2026-06-09
   days on market $314,000 Contingent 54 DOM
9. 2026-06-08
   days on market $314,000 Contingent 53 DOM
10. 2026-06-07
    days on market $314,000 Contingent 52 DOM
11. 2026-06-05
    days on market $314,000 Contingent 49 DOM
12. 2026-06-03
    days on market $314,000 Contingent 48 DOM
13. 2026-06-02
    days on market $314,000 Contingent 47 DOM
14. 2026-06-01
    days on market $314,000 Contingent 46 DOM
15. 2026-05-31
    days on market $314,000 Contingent 45 DOM
16. 2026-04-16
    listed $320,000 Active 1822-char remark

    Show marketing remark (1822 chars)

    Welcome to 184 Southern Valley, an inviting 3 bedroom, 2 full-bath townhouse in the walkable Southern Valley community of Adams Ridge, a maintenance-free community with pool, clubhouse, and playground. Enjoy the added benefit of direct, walk-in access to the main level from the driveway and garage—making everyday living, unloading groceries, and welcoming guests that much easier. The main level features an open-concept layout centered around a well-equipped kitchen perfectly positioned to connect the living and dining spaces. The kitchen features a gas stove, dishwasher, refrigerator, and microwave oven. Solid cabinetry and plenty of countertspace lend functionality to the space. Just off the ajoining eating area, step out onto the deck overlooking the backyard and extended community, an ideal spot for morning coffee or unwinding at the end of the day. Upstairs, the spacious primary suite offers a private retreat with two closets, including a sundrenched walk-in with window, and an en suite bath. Two additional bedrooms, a full hall bath, and a conveniently located laundry area with washer & dryer complete the upper level. The finished lower level adds valuable living space with a carpeted game room featuring outdoor access, a classic Pittsburgh bathroom, and plenty of storage. Residents of Adams Ridge enjoy a variety of amenities including a community pool, playground, clubhouse, and scenic walking trails with sidewalks throughout. Ideally located along the Route 228 corridor, this home offers quick access to Route 19 in Cranberry, Route 8, and the Pennsylvania Turnpike—plus it’s just minutes from shopping, dining, fitness centers, and local coffee shops. 184 Southern Valley is a perfect blend of space, style, and location—this one is ready to welcome you home.

17. 2012-05-18
    soldstatus $189,900
18. 2012-05-15
    soldstatus $189,900 524-char remark

    Show marketing remark (524 chars)

    Beautiful town home located in Adams Ridge, open floor plan, wonderful kitchen design ( heart of the home ), large finished game-room w/ walk-out, recessed lighting, extra storage & half bath, 2nd floor laundry, master suite w/ trey ceiling, private bath w/ soaking tub, 2 foot bump out & 2 closets, entire 1st floor & game-room professionally painted, neutral decor through-out, attached garage, 2 full baths, 2 half baths, private driveway, lots of backyard space to enjoy, washer/dryer included in sale.

19. 2012-03-04
    listed $189,900 524-char remark

    Show marketing remark (524 chars)

    Beautiful town home located in Adams Ridge, open floor plan, wonderful kitchen design ( heart of the home ), large finished game-room w/ walk-out, recessed lighting, extra storage & half bath, 2nd floor laundry, master suite w/ trey ceiling, private bath w/ soaking tub, 2 foot bump out & 2 closets, entire 1st floor & game-room professionally painted, neutral decor through-out, attached garage, 2 full baths, 2 half baths, private driveway, lots of backyard space to enjoy, washer/dryer included in sale.

20. 2011-06-30
    listed $189,900

ⓘ 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: $2,928 · $244/mo
• Projected year-2 tax: $3,945 · $329/mo
• Expected delta: +$1,017/yr (+$85/mo · 34.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $29,773
• − Mortgage interest: −$17,589
• − Property taxes: −$2,928
• − Insurance: −$1,570
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − HOA: −$1,200
• − Depreciation: −$9,135
• Taxable loss: −$7,412
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-158/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: Mars Area SD
• NCES district ID: 4214790
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 78% ▼ -7.00%
• Median HH income: $84,859
• Composite: 60.96/100
• National rank: #806
• State rank: #24 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

• Population (ZIP): 19,577

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 (91%)
• Race & ethnicity: White 91% Asian 5% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Serbian 3% Slovak 2%
• Foreign-born: 7% · China, Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Other Indo-European 2% German/W. Germanic 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: ▼ -18.28%
• Current HPI: 271.1708
• 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

+68.5% since first listed

5 events — show timeline

• 2026-04-16 Listed $320,000 West Penn MLS
• 2012-05-18 Sold (Public Records) $189,900 Public Records
• 2012-05-15 Sold (MLS) $189,900 West Penn MLS
• 2012-03-04 Listed $189,900 West Penn MLS
• 2011-06-30 Listed $189,900 West Penn MLS

Property tax history

+1.0%/yr

Latest (2026): $2,928 · +0.7% YoY. Source: county tax records.