26 E Seventh St · Oil City, PA 16301

$110,000

3 bd · 1.5 ba · 1,158 sqft · SingleFamily public records · 44 Days on market

Built 1920 6,098 sqft lot $95/sqft · 26% above area Est $87k · 26% over

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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 +16.3/30.0
• Appreciation +6.1/10.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move in ready home featuring fresh paint throughout, remodeled kitchen and bathroom, replacement windows and brand new electric service on a double lot with a 1 car detached garage.

Key facts

• Scenic hills
• Original features
• Furnace installed

Tags

• ORIGINAL FEATURES
• NEWER ELECTRICAL SYSTEMS
• NEW ROOF
• FURNACE INSTALLED
• SCENIC HILLS

Property features AI

Exterior

• Parking: Detached garage with 1 covered parking space (1 total parking space)
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Cable available
• Home design: Residential property; One and one-half story
• Construction: Aluminum siding and frame construction; Combination foundation; Metal roof; Built prior to current listing year
• Exterior features: Front porch; Garage(s) on property

Interior

• Kitchen: Range; Refrigerator
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: High speed internet; Fireplace (see remarks)
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $59 ($713/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (9.2% below list).
• Recommended offer: $100k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 9.5% in Oil City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Zoned schools: Seventh Street Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 156 students, 100% FRL); Oil City Area Ms (math 11% / reading 46%, grade F, #395 of 512 statewide, top 78%, 582 students, 100% FRL); Oil City Shs (math 47% / reading 24%, grade F, #305 of 437 statewide, top 70%, 603 students, 74% FRL) — zoned schools average 92% FRL vs 52% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $3k of equity ($761 loan paydown + $2k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,928 (9.2% below list)

Questions for the listing agent

1. It's been on market 44 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (median comp): $87,139
• List price: $110,000
• Delta: 26.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E 6th St	0.10mi	3/1.0	1,152 (-0%)	18mo	$85,000	$74	77
108 E Fifth St	0.14mi	3/2.0	1,268 (+10%)	2mo	$147,500	$116	74
51/2 West Eighth St	0.16mi	2/1.0 (-1)	1,036 (-10%)	6mo	$75,000	$72	62
16 W Eighth St	0.17mi	2/1.5 (-1)	1,280 (+10%)	22mo	$110,100	$86	50

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: 7.3%
• Equity multiple: 1.40×
• Total profit: $12,311
• Equity at exit: $44,437

10-year hold

• IRR: 10.5%
• Equity multiple: 2.45×
• Total profit: $44,611
• Equity at exit: $64,807

Cash invested: $30,800 (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: 52
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $999 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $59

Break-even live

Break-even rent $924

Max offer price $110,000

Occupancy floor 89%

Sensitivity live

Price	-10% $122	-5% $91	+0% $59	+5% $28	+10% $-3
Rent	-10% $-20	-5% $20	+0% $59	+5% $99	+10% $138
Rate	-1.0pp $115	-0.5pp $87	base $59	+0.5pp $31	+1.0pp $2

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: $27,500
• Closing costs: $3,300
• 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	45d	1	0.33mi
306 Plummer St Oil City, PA	2.0	1.0	1084	$1,000	$0.92	45d	1	1.09mi
1950 W 1st St Oil City, PA	4.0	2.0	1260	$995	$0.79	45d	1	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $110,000 Active 44 DOM
2. 2026-06-21
   days on market $110,000 Active 43 DOM
3. 2026-06-18
   days on market $110,000 Active 41 DOM
4. 2026-06-17
   days on market $110,000 Active 40 DOM
5. 2026-06-16
   days on market $110,000 Active 39 DOM
6. 2026-06-15
   days on market $110,000 Active 38 DOM
7. 2026-06-13
   days on market $110,000 Active 36 DOM
8. 2026-06-12
   days on market $110,000 Active 35 DOM
9. 2026-06-09
   statusdays on market $110,000 Active 32 DOM
10. 2026-06-08
    days on market $110,000 Active Under Contract 31 DOM
11. 2026-06-08
    days on market $110,000 Active Under Contract 30 DOM
12. 2026-06-07
    days on market $110,000 Active Under Contract 29 DOM
13. 2026-06-04
    days on market $110,000 Active Under Contract 26 DOM
14. 2026-06-02
    days on market $110,000 Active Under Contract 25 DOM
15. 2026-06-01
    days on market $110,000 Active Under Contract 24 DOM
16. 2026-05-31
    days on market $110,000 Active Under Contract 23 DOM
17. 2026-05-17
    historical Active Under Contract 588-char remark
18. 2026-05-08
    listed $110,000 Active 588-char remark
19. 2024-06-14
    listed $99,000 Active
20. 2018-09-19
    soldstatus $119,400
21. 2015-06-26
    soldstatus $50,950

    Show marketing remark (181 chars)

    Move in ready home featuring fresh paint throughout, remodeled kitchen and bathroom, replacement windows and brand new electric service on a double lot with a 1 car detached garage.

22. 2015-06-26
    soldstatus $50,950

    Show marketing remark (181 chars)

    Move in ready home featuring fresh paint throughout, remodeled kitchen and bathroom, replacement windows and brand new electric service on a double lot with a 1 car detached garage.

23. 2014-11-25
    soldstatus $12,500
24. 1994-11-11
    soldstatus $15,000

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,513 · $126/mo
• Expected delta: +$225/yr (+$19/mo · 17.5%)

ⓘ 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 7 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: $11,991
• − Mortgage interest: −$6,162
• − Property taxes: −$1,288
• − Insurance: −$550
• − Repairs & maintenance: −$959
• − Management: −$959
• − Depreciation: −$3,200
• Taxable loss: −$1,127
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $984/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

+633.3% since first listed

9 events — show timeline

• 2026-06-09 Relisted — AVBREALTORS
• 2026-05-17 Contingent — AVBREALTORS
• 2026-05-08 Listed $110,000 AVBREALTORS
• 2024-06-14 Listed $99,000 AVBREALTORS
• 2018-09-19 Sold (Public Records) $119,400 Public Records
• 2015-06-26 Sold (Public Records) $50,950 Public Records
• 2015-06-26 Sold (MLS) $50,950 AVBREALTORS
• 2014-11-25 Sold (Public Records) $12,500 Public Records
• 1994-11-11 Sold (Public Records) $15,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,288 · -1.3% YoY. Source: county tax records.