1006 North St · Oil City, PA 16301

$31,000

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 60 Days on market

Built 1900 2,178 sqft lot $26/sqft · 72% below area ↓ 6% since listing

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Private area. Ample parking. 3BR possible for 4th or extra area. River view. Near the Samuel Justus trail and Allegheny River. Little work could go a long way to make this your live in or investment space.

Key facts

• River view
• Ample parking
• Private area

Tags

• PRIVATE AREA
• AMPLE PARKING
• RIVER VIEW
• NEAR THE SAMUEL JUSTUS TRAIL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $31k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $31k).
• Recommended offer: $30k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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; 1 comparable units currently listed for rent nearby; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $888 of equity ($214 loan paydown + $674 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,070 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.23% ✓
• Cap rate: 26.24%
• Cash-on-cash: 71.23%
• DSCR: 4.17
• GRM: 2.6

CMA / ARV

• ARV (median comp): $87,810
• List price: $31,000
• Delta: -64.70%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 W Second St	0.25mi	3/1.0 (+1)	1,072 (-9%)	22mo	$19,500	$18	50
16 W Eighth St	0.72mi	2/1.5	1,280 (+9%)	22mo	$110,100	$86	31

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: 67.6%
• Equity multiple: 4.66×
• Total profit: $31,768
• Equity at exit: $12,523

10-year hold

• IRR: 67.9%
• Equity multiple: 9.51×
• Total profit: $73,896
• Equity at exit: $18,264

Cash invested: $8,680 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$163
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$13
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $460

Break-even live

Break-even rent $418

Max offer price $31,000

Occupancy floor 49%

Sensitivity live

Price	-10% $477	-5% $468	+0% $460	+5% $451	+10% $442
Rent	-10% $381	-5% $420	+0% $460	+5% $499	+10% $539
Rate	-1.0pp $475	-0.5pp $468	base $460	+0.5pp $452	+1.0pp $443

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: $7,750
• Closing costs: $930
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.89mi

Listing history 16 events

1. 2026-06-18
   days on market $31,000 Active 60 DOM
2. 2026-06-17
   days on market $31,000 Active 59 DOM
3. 2026-06-16
   days on market $31,000 Active 58 DOM
4. 2026-06-15
   days on market $31,000 Active 57 DOM
5. 2026-06-13
   days on market $31,000 Active 55 DOM
6. 2026-06-12
   days on market $31,000 Active 54 DOM
7. 2026-06-09
   days on market $31,000 Active 51 DOM
8. 2026-06-08
   days on market $31,000 Active 50 DOM
9. 2026-06-08
   days on market $31,000 Active 49 DOM
10. 2026-06-07
    pricedays on market $31,000 Active 48 DOM
11. 2026-06-04
    days on market $33,000 Active 45 DOM
12. 2026-06-02
    days on market $33,000 Active 44 DOM
13. 2026-06-01
    days on market $33,000 Active 43 DOM
14. 2026-05-31
    days on market $33,000 Active 42 DOM
15. 2026-05-15
    price $33,000 205-char remark

    Show marketing remark (205 chars)

    Private area. Ample parking. 3BR possible for 4th or extra area. River view. Near the Samuel Justus trail and Allegheny River. Little work could go a long way to make this your live in or investment space.

16. 2026-04-19
    listed $35,000 Active 205-char remark

    Show marketing remark (205 chars)

    Private area. Ample parking. 3BR possible for 4th or extra area. River view. Near the Samuel Justus trail and Allegheny River. Little work could go a long way to make this your live in or investment space.

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°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: $12,000
• − Mortgage interest: −$1,736
• − Property taxes: −$1,191
• − Insurance: −$822
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$902
• Taxable income: $5,429
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $4,213/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

-5.7% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $33,000 AVBREALTORS
• 2026-04-19 Listed $35,000 AVBREALTORS

Property tax history

+0.6%/yr

Latest (2026): $1,191 · -1.3% YoY. Source: county tax records.