306 Spruce St · Butler, PA 16001

$129,900

4 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 21 Days on market

Built 1915 3,484 sqft lot Est $156k · 17% under

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

Key facts

• Up down duplex
• Utility area
• New flooring

Tags

• UP DOWN DUPLEX
• NEW FLOORING
• UPDATED KITCHEN
• WALK IN SHOWER
• UTILITY AREA
• LAUNDRY HOOKUPS

Property features AI

Exterior

• Parking: On-street parking (2 total parking spaces)
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Duplex / multi-unit property (2 total units)
• Construction: Frame construction; Asphalt roof; Built with standard foundation
• Exterior features: Lot dimensions approximately 62 x 50 x 59 x 50; Zoned R2

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Public transportation access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/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 $130k (0.1% below list).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% in Butler — 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 (#705 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, schools A-; Watch: crime D-, 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.
• 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 $898 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $155,844
• List price: $129,900
• Delta: -16.65%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 N Monroe St	0.18mi	4/2.0	1,560 (-6%)	3mo	$168,000	$108	80
440 E Pearl St	0.20mi	4/1.5	1,746 (+6%)	4mo	$141,250	$81	76
309 Eau Claire St	0.11mi	3/1.5 (-1)	1,520 (-8%)	6mo	$135,000	$89	70
551 N Monroe St	0.31mi	3/2.0 (-1)	1,680 (+2%)	12mo	$154,000	$92	68
560 4th St	0.26mi	3/2.0 (-1)	1,780 (+8%)	7mo	$200,000	$112	64
1248 E Brady	0.60mi	3/2.5 (-1)	1,680 (+2%)	6mo	$195,000	$116	57
219 Federal St	0.67mi	5/3.0 (+1)	1,644 (-0%)	8mo	$130,000	$79	52
330 N Elm St	0.24mi	3/1.0 (-1)	1,434 (-13%)	8mo	$114,000	$79	51
562 5th St	0.30mi	5/2.5 (+1)	1,872 (+13%)	10mo	$175,000	$93	49
230 W Fulton St	0.72mi	3/1.5 (-1)	1,800 (+9%)	3mo	$185,000	$103	42
224 W Pearl St	0.68mi	3/2.5 (-1)	1,872 (+13%)	1mo	$225,000	$120	38
123 Donaghy Ave	0.73mi	3/1.0 (-1)	1,456 (-12%)	12mo	$79,900	$55	27

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,130
• Equity at exit: $19,369

10-year hold

• IRR: 11.0%
• Equity multiple: 2.06×
• Total profit: $38,444
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $142

Break-even live

Break-even rent $1,118

Max offer price $129,900

Occupancy floor 84%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	23d	1	0.42mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	12d	1	0.94mi

Listing history 15 events

1. 2026-06-02
   statusdays on market $129,900 Pending 21 DOM
2. 2026-06-01
   days on market $129,900 Contingent 20 DOM
3. 2026-05-31
   days on market $129,900 Contingent 19 DOM
4. 2026-05-12
   listed $129,900 Active 694-char remark

   Show marketing remark (664 chars)

   Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

5. 2026-05-12
   historical Expired 664-char remark

   Show marketing remark (664 chars)

   Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

6. 2026-04-16
   price $129,900 664-char remark

   Show marketing remark (664 chars)

   Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

7. 2026-03-18
   price $134,900 664-char remark

   Show marketing remark (664 chars)

   Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

8. 2026-02-23
   status Active 664-char remark

   Show marketing remark (664 chars)

   Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

9. 2026-02-13
   historical Contingent 664-char remark

   Show marketing remark (664 chars)

   Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

10. 2026-02-02
    listed $140,000 Active 664-char remark

    Show marketing remark (664 chars)

    Investment opportunity ideal for owner-occupants or investors alike. This up/down duplex features two well-appointed units, each offering two bedrooms and a full bath. The lower-level unit boasts new flooring throughout, an updated kitchen and bath with a walk-in shower, plus a utility room with laundry hookups. The upper unit mirrors the layout and includes new flooring, an updated kitchen and bath with a full tub/shower, and a newly constructed stairway leading to a covered porch. Conveniently located just blocks from Butler Memorial Hospital and within walking distance to Main Street Butler, offering easy access to shopping, dining, and local amenities.

11. 2024-08-20
    soldstatus $100,000
12. 2024-08-19
    soldstatus $100,000 Closed

    Show marketing remark (691 chars)

    Fantastic opportunity awaits in this up/down duplex! With a little love and care this fine property could be brought back to original luster and offers so many possibilities. Investment property, airbnb, or live in one and rent the other. First floor unit offers neutral shades of paint, wall to wall carpet, full bath with walk in shower. Upper unit is a mirror image with hardwood throughout, and full bath with tub. Both have nicely appointed bedrooms and plenty of closet space. Mostly level yard on corner lot blocks from Butler Memorial Hospital and within walking distance to downtown Butler. Close to all major routes, including 422, 356 and Route 8, you won't want to miss this one!

13. 2024-08-06
    status Pending

    Show marketing remark (691 chars)

    Fantastic opportunity awaits in this up/down duplex! With a little love and care this fine property could be brought back to original luster and offers so many possibilities. Investment property, airbnb, or live in one and rent the other. First floor unit offers neutral shades of paint, wall to wall carpet, full bath with walk in shower. Upper unit is a mirror image with hardwood throughout, and full bath with tub. Both have nicely appointed bedrooms and plenty of closet space. Mostly level yard on corner lot blocks from Butler Memorial Hospital and within walking distance to downtown Butler. Close to all major routes, including 422, 356 and Route 8, you won't want to miss this one!

14. 2024-07-04
    historical Contingent

    Show marketing remark (691 chars)

    Fantastic opportunity awaits in this up/down duplex! With a little love and care this fine property could be brought back to original luster and offers so many possibilities. Investment property, airbnb, or live in one and rent the other. First floor unit offers neutral shades of paint, wall to wall carpet, full bath with walk in shower. Upper unit is a mirror image with hardwood throughout, and full bath with tub. Both have nicely appointed bedrooms and plenty of closet space. Mostly level yard on corner lot blocks from Butler Memorial Hospital and within walking distance to downtown Butler. Close to all major routes, including 422, 356 and Route 8, you won't want to miss this one!

15. 2024-06-26
    listed $109,900 Active

    Show marketing remark (691 chars)

    Fantastic opportunity awaits in this up/down duplex! With a little love and care this fine property could be brought back to original luster and offers so many possibilities. Investment property, airbnb, or live in one and rent the other. First floor unit offers neutral shades of paint, wall to wall carpet, full bath with walk in shower. Upper unit is a mirror image with hardwood throughout, and full bath with tub. Both have nicely appointed bedrooms and plenty of closet space. Mostly level yard on corner lot blocks from Butler Memorial Hospital and within walking distance to downtown Butler. Close to all major routes, including 422, 356 and Route 8, you won't want to miss this one!

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,913 · $159/mo
• Expected delta: +$140/yr (+$12/mo · 7.9%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,573
• − Mortgage interest: −$7,276
• − Property taxes: −$1,773
• − Insurance: −$650
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,779
• Taxable loss: −$397
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,800/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 — Butler

• Score: 71/100
• State rank: #705
• US rank: #6951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Butler, PA
• County: Butler County · 73,107 people
• City population: 39,234
• 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

+18.2% since first listed

14 events — show timeline

• 2026-06-02 Pending — West Penn MLS
• 2026-05-19 Contingent — West Penn MLS
• 2026-05-12 Delisted — West Penn MLS
• 2026-05-12 Listed $129,900 West Penn MLS
• 2026-04-16 Price Changed $129,900 West Penn MLS
• 2026-03-18 Price Changed $134,900 West Penn MLS
• 2026-02-23 Relisted — West Penn MLS
• 2026-02-13 Contingent — West Penn MLS
• 2026-02-02 Listed $140,000 West Penn MLS
• 2024-08-20 Sold (Public Records) $100,000 Public Records
• 2024-08-19 Sold (MLS) $100,000 West Penn MLS
• 2024-08-06 Pending — West Penn MLS
• 2024-07-04 Contingent — West Penn MLS
• 2024-06-26 Listed $109,900 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $1,773 · -6.3% YoY. Source: county tax records.