125 Ayers Ave · Meadowood, PA 16001

$149,900

4 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 32 Days on market

Built 1920 0.66 ac lot Est $189k · 21% under ↓ 34% since listing

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Why this score? — see what drove the C 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming farmhouse situated on a spacious . 66 acre lot in McQuistion Elementary School. This 3 bedroom, 1 bathroom home offers large living spaces and windows everywhere. The kitchen has lots of cabinets and flow for everyday life. The formal dining room has french doors leading out to the covered back deck. The large family room is ideal for gatherings, holidays, and space for everyone. Upstairs, you’ll find three nicely sized bedrooms with peaceful backyard views. Numerous updates include: furnace (2022), hot water tank (2024), AC (2018), fence (2018), stove (2024), refrigerator (2021), and front/back porch decking(2023). Relax and enjoy the quiet neighborhood from the covered fron

Key facts

• Spacious lot
• Covered back deck
• Quiet neighborhood

Tags

• SPACIOUS LOT
• COVERED BACK DECK
• PEACEFUL BACKYARD VIEWS
• NUMEROUS UPDATES
• QUIET NEIGHBORHOOD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Off-street parking; On-street parking; Garage door opener
• Utilities: Public water; Public sewer
• Home design: 2-story home; Resale property; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Lot dimensions approximately 187 x 140 x 230 x 140; 0.66 acre lot

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Flooring: Laminate flooring; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $137k (8.8% below list).
• Recommended offer: $137k (8.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#830 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Butler Area SD (town): math 41% / reading 59% proficiency, ranked #181 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Butler Area Ihs (math 25% / reading 55%, grade F, #257 of 512 statewide, top 52%, 1,342 students, 47% FRL); Butler Area Shs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,989 students, 31% FRL).
• Market conditions: Rents rising fast (+20.4%/yr); 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $136,757 (8.8% below list)

Questions for the listing agent

1. It's been on market 32 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 7.11%
• Cash-on-cash: 2.90%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $189,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Bredin Ave	0.27mi	4/2.0	1,520 (-4%)	7mo	$250,000	$164	70
115 Ayleshire Rd	0.19mi	4/2.5	1,792 (+13%)	2mo	$325,000	$181	62
116 E Rockenstein Ave	0.42mi	4/2.5	1,688 (+6%)	5mo	$305,304	$181	60
123 Sumner Ave	0.58mi	4/1.0	1,584 (-0%)	20mo	$175,000	$110	56
230 E Patterson Ave	0.60mi	4/1.0	1,650 (+4%)	13mo	$197,000	$119	55
430 Negley Ave	0.65mi	3/1.0 (-1)	1,584 (-0%)	12mo	$60,000	$38	54
105 Blackshire Rd	0.27mi	3/2.5 (-1)	1,792 (+13%)	2mo	$239,500	$134	54
228 E Metzger Ave	0.56mi	4/2.0	1,536 (-4%)	13mo	$128,000	$83	53
208 Morton Ave	0.64mi	3/2.0 (-1)	1,675 (+5%)	5mo	$67,000	$40	48
306 Virginia Ave	0.71mi	5/2.0 (+1)	1,500 (-6%)	4mo	$39,000	$26	45
124 Braethorn Dr	0.32mi	3/2.5 (-1)	1,388 (-13%)	13mo	$337,000	$243	42
216 Morton Ave	0.65mi	3/1.5 (-1)	1,376 (-14%)	13mo	$50,000	$36	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-10,612
• Equity at exit: $22,351

10-year hold

• IRR: 8.2%
• Equity multiple: 1.76×
• Total profit: $31,920
• Equity at exit: $12,961

Cash invested: $41,972 (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 16001

• Home prices YoY: -31.7%
• Rents YoY: 20.4%
• Active inventory: 206
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,368 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $102

Break-even live

Break-even rent $1,239

Max offer price $149,900

Occupancy floor 88%

Sensitivity live

Price	-10% $186	-5% $144	+0% $102	+5% $59	+10% $17
Rent	-10% $-7	-5% $47	+0% $102	+5% $156	+10% $210
Rate	-1.0pp $177	-0.5pp $140	base $102	+0.5pp $63	+1.0pp $23

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	14d	1	0.74mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	25d	1	1.29mi

Listing history 23 events

1. 2026-06-21
   days on market $149,900 Active 32 DOM
2. 2026-06-18
   days on market $149,900 Active 29 DOM
3. 2026-06-17
   days on market $149,900 Active 28 DOM
4. 2026-06-16
   days on market $149,900 Active 27 DOM
5. 2026-06-15
   days on market $149,900 Active 26 DOM
6. 2026-06-13
   days on market $149,900 Active 24 DOM
7. 2026-06-13
   days on market $149,900 Active 23 DOM
8. 2026-06-09
   days on market $149,900 Active 20 DOM
9. 2026-06-08
   days on market $149,900 Active 19 DOM
10. 2026-06-07
    days on market $149,900 Active 18 DOM
11. 2026-06-03
    days on market $149,900 Active 14 DOM
12. 2026-06-02
    days on market $149,900 Active 13 DOM
13. 2026-06-01
    days on market $149,900 Active 12 DOM
14. 2026-05-31
    days on market $149,900 Active 11 DOM
15. 2026-05-20
    status Active
16. 2026-05-20
    price $164,000
17. 2026-05-20
    listed $164,000 Active
18. 2025-11-20
    price $189,000
19. 2025-10-15
    price $198,500
20. 2025-09-30
    price $215,000
21. 2025-09-17
    price $220,000
22. 2025-08-29
    price $235,000
23. 2025-08-11
    listed $250,000 Active

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,966 · $164/mo
• Expected delta: +$402/yr (+$34/mo · 25.7%)

ⓘ 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 ≥94°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: $16,411
• − Mortgage interest: −$8,397
• − Property taxes: −$1,564
• − Insurance: −$750
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$4,361
• Taxable loss: −$1,286
• Est. tax savings @ 24.0%: +$309
• After-tax cash flow: $1,527/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: Butler Area SD
• NCES district ID: 4204590
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $49,348
• Composite: 42.65/100
• National rank: #3180
• State rank: #181 of 539 in PA

Livability — Meadowood

• Score: 69/100
• State rank: #830
• US rank: #8622

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meadowood, PA
• County: Butler County · 73,107 people
• Metro: Pittsburgh, PA
• Population (ZIP): 39,234
• Household income: $63,635
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1441.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Serbian 4% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -103.40%
• Current HPI: 222.4445
• Rent YoY: ▲ 20.36%
• Metro: Pittsburgh, PA
• 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

-34.4% since first listed

9 events — show timeline

• 2026-05-20 Relisted — West Penn MLS
• 2026-05-20 Price Changed $164,000 West Penn MLS
• 2026-05-20 Listed $164,000 West Penn MLS
• 2025-11-20 Price Changed $189,000 West Penn MLS
• 2025-10-15 Price Changed $198,500 West Penn MLS
• 2025-09-30 Price Changed $215,000 West Penn MLS
• 2025-09-17 Price Changed $220,000 West Penn MLS
• 2025-08-29 Price Changed $235,000 West Penn MLS
• 2025-08-11 Listed $250,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $1,564 · +0.0% YoY. Source: county tax records.