746 Mill St · Cranberry, PA 16066

$503,990

3 bd · 2.5 ba · 2,018 sqft · Townhouse · 226 Days on market

Built 2026 Excellent condition 2,178 sqft lot $250/sqft · at area comps Est $530k · at est.

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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).

• ARV discount +9.7/15.0
• Cash flow +6.9/30.0
• Schools +6.7/10.0
• Condition / age +4.8/5.0
• Livability +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

From the inviting front entry to the bright, open main level, this 3 bedroom, 2.5 bath home is crafted for the way you live. The open-concept design connects the great room, kitchen, and dining area, creating a space that's equal parts functional and welcoming. Nine-foot ceilings, oversized windows, and a charming porch add light and character throughout. At the center of it all, the kitchen shines as the heart of the home-featuring a generous island perfect for gathering, prepping, or enjoying your morning coffee. Oat and linen-painted cabinetry paired with quartz countertops offers a soft, timeless palette that feels both fresh and refined. Upstairs, the owner's suite provides a peaceful retreat with a spa-inspired bath and a spacious walk-in closet. Two additional bedrooms offer flexibility for guests, family, or a dedicated home office. The finished lower level expands your living space with a versatile game room and access to the two-car garage-ideal for movie nights, workouts, or whatever suits your lifestyle. Thoughtfully selected finishes-including luxury vinyl plank flooring, maple cabinetry, stainless steel appliances, and energy-efficient systems-ensure lasting style and comfort. Step outside into a neighborhood designed for connection, with beautifully landscaped green spaces, walkable streets, and a welcoming atmosphere that instantly feels like home. Nestled in Cranberry Twp, Crescent offers a serene neighborhood lake, and a central green.

Key facts

• Walk-in closet
• Stainless appliances
• Large island

Tags

• OPEN-CONCEPT MAIN LEVEL
• LARGE ISLAND
• MAPLE CABINETRY
• STAINLESS APPLIANCES
• LUXURY VINYL PLANK FLOORING
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $504k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-751 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $395k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $346k (31.4% below list).
• Recommended offer: $346k (31.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Cranberry — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Rowan El Sch (math 62% / reading 77%, grade A-, #151 of 1,518 statewide, top 12%, 527 students, 14% 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); 443 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 33% 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 $15k 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 226 days — a 12% lower offer ($444k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $345,761 (31.4% 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 226 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $529,990
• List price: $503,990
• Delta: -4.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Ramsgate Rd	0.05mi	3/3.5	1,980 (-2%)	2mo	$534,990	$270	89
610 Whitby Ln	0.02mi	3/3.5	1,980 (-2%)	4mo	$489,990	$247	89
403 Ramsgate Rd	0.09mi	3/3.5	1,980 (-2%)	2mo	$499,990	$253	87
600 Whitby Ln	0.04mi	3/3.5	1,980 (-2%)	6mo	$529,990	$268	86
606 Whitby Ln	0.03mi	3/3.5	1,980 (-2%)	7mo	$450,000	$227	86
417 Ramsgate Rd	0.06mi	3/3.5	1,980 (-2%)	6mo	$524,990	$265	85
401 Ramsgate Rd	0.10mi	3/3.5	1,980 (-2%)	6mo	$529,990	$268	84
423 Ramsgate Rd	0.05mi	3/2.5	2,131 (+6%)	7mo	$542,990	$255	82
221 Limehouse Rd	0.34mi	3/2.5	2,017 (-0%)	3mo	$620,000	$307	81
222 Limehouse Rd	0.33mi	3/3.0	2,001 (-1%)	2mo	$505,000	$252	80
247 Limehouse Rd	0.27mi	3/2.5	2,215 (+10%)	6mo	$499,900	$226	66
248 Limehouse Rd	0.30mi	3/3.0	2,258 (+12%)	4mo	$539,000	$239	61

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: -30.7%
• Equity multiple: 0.01×
• Total profit: $-139,609
• Equity at exit: $75,147

10-year hold

• IRR: -53.1%
• Equity multiple: -0.57×
• Total profit: $-222,144
• Equity at exit: $43,576

Cash invested: $141,117 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 16 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $499,990 ($253/sqft)
• Median days on market: 115 d
• This list price: 64% of active listings are priced below it
• ARV vs active asking: +4.0% 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: 443
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$2,643
• Tax est. 1.5%: −$630 /mo · $7,560/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $-751

Break-even live

Break-even rent $4,409

Max offer price $395,254

Occupancy floor —

Sensitivity live

Price	-10% $-403	-5% $-577	+0% $-751	+5% $-926	+10% $-1,100
Rent	-10% $-1,025	-5% $-888	+0% $-751	+5% $-615	+10% $-478
Rate	-1.0pp $-498	-0.5pp $-623	base $-751	+0.5pp $-882	+1.0pp $-1,015

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: $125,998
• Closing costs: $15,120
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Highbridge Ln Cranberry Township, PA	3.0	2.5	2935	$4,800	$1.64	10d	1	0.10mi
219 Limehouse Rd Cranberry Township, PA	3.0	2.5	2200	$7,500	$3.41	139d	1	0.33mi
8131 Rowan Rd Cranberry Township, PA	3.0	2.5	1474	$2,800	$1.90	139d	1	0.83mi
1000 Creekview Cir Cranberry Township, PA	3.0	1.0–2.0	1254	$2,840	$2.26	0d	19	0.90mi
8000 Brandt Dr Cranberry Twp, PA	1.0–3.0	1.0–2.0	1196	$2,726	$2.28	0d	28	0.92mi
1000 Strand Rd Cranberry Township, PA	1.0–3.0	1.0–2.0	1117	$2,812	$2.52	0d	14	0.99mi
227 Oliver Way Cranberry Twp, PA	2.0	2.5	1561	$2,750	$1.76	139d	1	1.00mi
305 Frederick Way Cranberry Twp, PA	3.0	3.5	1748	$3,200	$1.83	139d	1	1.02mi
114 Main St Cranberry Twp, PA	4.0	3.5	2900	$5,995	$2.07	63d	1	1.05mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,895	$1.63	82d	1	1.08mi
121 Main St Cranberry Twp, PA	3.0	2.5	2286	$3,400	$1.49	10d	1	1.08mi
197 Foundation Dr Cranberry Twp, PA	3.0	2.5	2206	$3,500	$1.59	74d	1	1.09mi
701 Halcyon Ln Cranberry Township, PA	3.0	2.5	2000	$3,200	$1.60	58d	1	1.11mi
105 Gress Rd Cranberry Twp, PA	3.0	2.5	2000	$2,850	$1.43	10d	1	1.15mi
417 Roebling Ct Cranberry Twp, PA	3.0	2.5	2500	$3,100	$1.24	63d	1	1.17mi
210 Gress Rd Cranberry Township, PA	4.0	2.5	2070	$3,100	$1.50	10d	1	1.17mi
274 Clearbrook Ct Cranberry Township, PA	3.0	2.5	1700	$2,150	$1.26	67d	1	1.34mi
446 Anna Marie Dr Cranberry Township, PA	4.0	3.5	2268	$3,400	$1.50	119d	1	1.49mi

Listing history 50 events

1. 2026-09-24
   days on market $503,990 Active 226 DOM
2. 2026-09-23
   days on market $503,990 Active 225 DOM
3. 2026-09-22
   days on market $503,990 Active 224 DOM
4. 2026-09-21
   days on market $503,990 Active 223 DOM
5. 2026-09-20
   days on market $503,990 Active 222 DOM
6. 2026-09-19
   days on market $503,990 Active 221 DOM
7. 2026-09-18
   days on market $503,990 Active 220 DOM
8. 2026-09-17
   days on market $503,990 Active 219 DOM
9. 2026-09-16
   days on market $503,990 Active 218 DOM
10. 2026-09-15
    days on market $503,990 Active 217 DOM
11. 2026-09-14
    days on market $503,990 Active 216 DOM
12. 2026-09-13
    days on market $503,990 Active 215 DOM
13. 2026-09-12
    days on market $503,990 Active 214 DOM
14. 2026-09-11
    days on market $503,990 Active 213 DOM
15. 2026-09-05
    days on market $503,990 Active 207 DOM
16. 2026-09-04
    days on market $503,990 Active 206 DOM
17. 2026-09-03
    days on market $503,990 Active 205 DOM
18. 2026-08-31
    days on market $503,990 Active 202 DOM
19. 2026-08-29
    days on market $503,990 Active 200 DOM
20. 2026-08-28
    days on market $503,990 Active 199 DOM
21. 2026-08-27
    days on market $503,990 Active 198 DOM
22. 2026-08-25
    days on market $503,990 Active 196 DOM
23. 2026-08-24
    days on market $503,990 Active 195 DOM
24. 2026-08-23
    days on market $503,990 Active 194 DOM
25. 2026-08-22
    days on market $503,990 Active 193 DOM
26. 2026-08-21
    days on market $503,990 Active 192 DOM
27. 2026-08-20
    days on market $503,990 Active 191 DOM
28. 2026-08-19
    days on market $503,990 Active 190 DOM
29. 2026-08-18
    days on market $503,990 Active 189 DOM
30. 2026-08-17
    days on market $503,990 Active 188 DOM
31. 2026-08-16
    days on market $503,990 Active 187 DOM
32. 2026-08-15
    days on market $503,990 Active 186 DOM
33. 2026-08-14
    days on market $503,990 Active 185 DOM
34. 2026-08-13
    days on market $503,990 Active 184 DOM
35. 2026-08-12
    days on market $503,990 Active 183 DOM
36. 2026-08-11
    days on market $503,990 Active 182 DOM
37. 2026-08-10
    days on market $503,990 Active 181 DOM
38. 2026-08-09
    days on market $503,990 Active 180 DOM
39. 2026-08-08
    days on market $503,990 Active 179 DOM
40. 2026-08-07
    days on market $503,990 Active 178 DOM
41. 2026-08-06
    days on market $503,990 Active 177 DOM
42. 2026-08-05
    days on market $503,990 Active 176 DOM
43. 2026-08-04
    days on market $503,990 Active 175 DOM
44. 2026-08-03
    days on market $503,990 Active 174 DOM
45. 2026-07-31
    days on market $503,990 Active 171 DOM
46. 2026-07-30
    days on market $503,990 Active 170 DOM
47. 2026-07-30
    days on market $503,990 Active 169 DOM
48. 2026-07-28
    days on market $503,990 Active 168 DOM
49. 2026-07-26
    days on market $503,990 Active 166 DOM
50. 2026-07-24
    days on market $503,990 Active 164 DOM

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

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 6 d/yr ≥96°F today · 15 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: $41,491
• − Mortgage interest: −$28,231
• − Property taxes: −$7,560
• − Insurance: −$2,520
• − Repairs & maintenance: −$3,319
• − Management: −$3,319
• − Depreciation: −$14,662
• Taxable loss: −$18,120
• Est. tax savings @ 24.0%: +$4,349
• After-tax cash flow: $-4,669/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 well-maintained townhouse is move-in ready with a modern kitchen and good curb appeal. It offers a great opportunity for both resale and rental value with minor updates that can significantly enhance its appeal.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Adding a smart home system — Improves convenience and can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can increase both resale and rental value. ↑

C Composite school gradezoned avg 67/100

Zoned Schools

Elementary Rowan El Sch A- PA #151/1,518 Nat'l #3,487/41,679 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

+3.7% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $503,990 Zillow
• 2026-05-14 Price Changed $503,990 West Penn MLS
• 2026-04-07 Price Changed $520,990 Zillow
• 2026-04-07 Price Changed $520,990 West Penn MLS
• 2026-02-11 Relisted — Zillow
• 2026-02-10 Listed $485,990 West Penn MLS
• 2025-11-23 Delisted — Zillow
• 2025-11-03 Pending — West Penn MLS
• 2025-11-01 Delisted — West Penn MLS
• 2025-09-17 Listed $485,990 Zillow
• 2025-09-16 Listed $485,990 West Penn MLS