746 Mill St · Cranberry, PA 16066

$503,990

3 bd · 2.5 ba · 2,018 sqft · Townhouse · 179 Days on market

Built 2026 Excellent condition 2,178 sqft lot $250/sqft · 5% below area Est $532k · 5% under

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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 +9.9/15.0
• Cash flow +8.2/30.0
• Schools +6.7/10.0
• Condition / age +4.8/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• DSCR +2.2/10.0
• Rent growth +2.0/5.0
• 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 $-477 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (24.5% below list).
• Recommended offer: $380k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.4% in Cranberry — 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: 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); 397 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 28d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 179 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 $380,449 (24.5% 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 179 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $532,490
• List price: $503,990
• Delta: -5.35%
• 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%)	1mo	$534,990	$270	90
610 Whitby Ln	0.02mi	3/3.5	1,980 (-2%)	2mo	$489,990	$247	90
608 Whitby Ln	0.03mi	3/3.0	1,980 (-2%)	6mo	$539,990	$273	89
600 Whitby Ln	0.04mi	3/3.5	1,980 (-2%)	4mo	$529,990	$268	88
606 Whitby Ln	0.03mi	3/3.5	1,980 (-2%)	5mo	$450,000	$227	87
417 Ramsgate Rd	0.06mi	3/3.5	1,980 (-2%)	4mo	$524,990	$265	86
401 Ramsgate Rd	0.10mi	3/3.5	1,980 (-2%)	4mo	$529,990	$268	85
423 Ramsgate Rd	0.05mi	3/2.5	2,131 (+6%)	5mo	$542,990	$255	84
221 Limehouse Rd	0.34mi	3/2.5	2,017 (-0%)	2mo	$620,000	$307	83
222 Limehouse Rd	0.33mi	3/3.0	2,001 (-1%)	0mo	$505,000	$252	81
247 Limehouse Rd	0.27mi	3/2.5	2,215 (+10%)	4mo	$499,900	$226	67
248 Limehouse Rd	0.30mi	3/3.0	2,258 (+12%)	3mo	$539,000	$239	62

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: -26.5%
• Equity multiple: 0.13×
• Total profit: $-123,167
• Equity at exit: $75,147

10-year hold

• IRR: -38.3%
• Equity multiple: -0.34×
• Total profit: $-189,260
• 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: 10 active · 14 under contract
• Months of supply: 4.3 mo (23%/mo absorbed)
• Median asking: $499,990 ($250/sqft)
• Median days on market: 108 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +5.5% 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: 11.0×

Monthly cashflow live

• Estimated rent: $3,804 high
• Mortgage (P&I): −$2,643
• Tax est. 1.5%: −$630 /mo · $7,560/yr
• Insurance: −$210
• HOA: −$0
• Vacancy / Maint / Mgmt: −$799
• Net cashflow: $-477

Break-even live

Break-even rent $4,409

Max offer price $434,907

Occupancy floor —

Sensitivity live

Price	-10% $-129	-5% $-303	+0% $-477	+5% $-652	+10% $-826
Rent	-10% $-778	-5% $-628	+0% $-477	+5% $-327	+10% $-177
Rate	-1.0pp $-224	-0.5pp $-349	base $-477	+0.5pp $-608	+1.0pp $-741

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Limehouse Rd Cranberry Township, PA	3.0	2.5	2200	$7,500	$3.41	93d	1	0.33mi
8131 Rowan Rd Cranberry Township, PA	3.0	2.5	1474	$2,800	$1.90	93d	1	0.83mi
1000 Creekview Cir Cranberry Township, PA	3.0	1.0–2.0	1185	$2,767	$2.34	11d	18	0.90mi
1000 Strand Rd Cranberry Township, PA	1.0–3.0	1.0–2.0	1117	$2,859	$2.56	11d	16	0.99mi
227 Oliver Way Cranberry Twp, PA	2.0	2.5	1561	$2,750	$1.76	93d	1	1.00mi
305 Frederick Way Cranberry Twp, PA	3.0	3.5	1748	$3,200	$1.83	93d	1	1.02mi
114 Main St Cranberry Twp, PA	4.0	3.5	2900	$5,995	$2.07	16d	1	1.05mi
233 Main St Cranberry Township, PA	3.0	2.5	1778	$2,895	$1.63	35d	1	1.08mi
121 Main St Cranberry Twp, PA	3.0	2.5	2286	$3,500	$1.53	28d	1	1.08mi
197 Foundation Dr Cranberry Twp, PA	3.0	2.5	2206	$3,500	$1.59	28d	1	1.09mi
701 Halcyon Ln Cranberry Township, PA	3.0	2.5	2000	$3,200	$1.60	11d	1	1.11mi
417 Roebling Ct Cranberry Twp, PA	3.0	2.5	2500	$3,100	$1.24	16d	1	1.17mi
274 Clearbrook Ct Cranberry Township, PA	3.0	2.5	1700	$2,150	$1.26	21d	1	1.34mi
446 Anna Marie Dr Cranberry Township, PA	4.0	3.5	2268	$3,400	$1.50	72d	1	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $503,990 Active 179 DOM
2. 2026-08-07
   days on market $503,990 Active 178 DOM
3. 2026-08-06
   days on market $503,990 Active 177 DOM
4. 2026-08-05
   days on market $503,990 Active 176 DOM
5. 2026-08-04
   days on market $503,990 Active 175 DOM
6. 2026-08-03
   days on market $503,990 Active 174 DOM
7. 2026-07-31
   days on market $503,990 Active 171 DOM
8. 2026-07-30
   days on market $503,990 Active 170 DOM
9. 2026-07-30
   days on market $503,990 Active 169 DOM
10. 2026-07-28
    days on market $503,990 Active 168 DOM
11. 2026-07-26
    days on market $503,990 Active 166 DOM
12. 2026-07-24
    days on market $503,990 Active 164 DOM
13. 2026-07-23
    days on market $503,990 Active 163 DOM
14. 2026-07-22
    days on market $503,990 Active 162 DOM
15. 2026-07-21
    days on market $503,990 Active 161 DOM
16. 2026-07-20
    days on market $503,990 Active 160 DOM
17. 2026-07-18
    days on market $503,990 Active 158 DOM
18. 2026-07-18
    days on market $503,990 Active 157 DOM
19. 2026-07-16
    days on market $503,990 Active 156 DOM
20. 2026-07-15
    days on market $503,990 Active 155 DOM
21. 2026-07-14
    days on market $503,990 Active 154 DOM
22. 2026-07-13
    days on market $503,990 Active 153 DOM
23. 2026-07-13
    days on market $503,990 Active 152 DOM
24. 2026-07-11
    days on market $503,990 Active 151 DOM
25. 2026-07-10
    days on market $503,990 Active 150 DOM
26. 2026-07-09
    days on market $503,990 Active 149 DOM
27. 2026-07-07
    days on market $503,990 Active 147 DOM
28. 2026-07-06
    days on market $503,990 Active 146 DOM
29. 2026-07-05
    days on market $503,990 Active 145 DOM
30. 2026-07-03
    days on market $503,990 Active 143 DOM
31. 2026-07-02
    days on market $503,990 Active 142 DOM
32. 2026-07-01
    days on market $503,990 Active 141 DOM
33. 2026-06-30
    days on market $503,990 Active 140 DOM
34. 2026-06-29
    days on market $503,990 Active 139 DOM
35. 2026-06-28
    days on market $503,990 Active 138 DOM
36. 2026-06-27
    days on market $503,990 Active 137 DOM
37. 2026-06-27
    days on market $503,990 Active 136 DOM
38. 2026-06-25
    days on market $503,990 Active 134 DOM
39. 2026-06-22
    days on market $503,990 Active 132 DOM
40. 2026-06-21
    days on market $503,990 Active 131 DOM
41. 2026-06-18
    days on market $503,990 Active 128 DOM
42. 2026-06-17
    days on market $503,990 Active 127 DOM
43. 2026-06-16
    days on market $503,990 Active 126 DOM
44. 2026-06-15
    days on market $503,990 Active 125 DOM
45. 2026-06-13
    days on market $503,990 Active 123 DOM
46. 2026-06-13
    days on market $503,990 Active 122 DOM
47. 2026-06-09
    days on market $503,990 Active 119 DOM
48. 2026-06-08
    days on market $503,990 Active 118 DOM
49. 2026-06-07
    days on market $503,990 Active 117 DOM
50. 2026-06-05
    days on market $503,990 Active 114 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: $45,654
• − Mortgage interest: −$28,231
• − Property taxes: −$7,560
• − Insurance: −$2,520
• − Repairs & maintenance: −$3,652
• − Management: −$3,652
• − Depreciation: −$14,662
• Taxable loss: −$14,623
• Est. tax savings @ 24.0%: +$3,510
• After-tax cash flow: $-2,219/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