743 Slate Ave · Economy, PA 16066

$115,000

4 bd · 3.0 ba · 2,052 sqft · Manufactured public records · 108 Days on market

Built 2019 $56/sqft · 28% above area Est $90k · 28% over $706/mo HOA · 25% of rent ↓ 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

Key facts

• Ample natural light
• Functional layout
• 2 parking spots

Tags

• FUNCTIONAL LAYOUT
• AMPLE NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 2.8% in Economy — 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 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: Rents soft (-1.9%/yr); 289 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $795 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 2.45% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 3.4

CMA / ARV

• ARV (median comp): $89,797
• List price: $115,000
• Delta: 28.07%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.49×
• Total profit: $15,746
• Equity at exit: $17,147

10-year hold

• IRR: 18.0%
• Equity multiple: 2.19×
• Total profit: $38,159
• Equity at exit: $9,943

Cash invested: $32,200 (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 16066

• Rents YoY: -1.9%
• Active inventory: 289
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,814 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$48
• HOA: −$706
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $661

Break-even live

Break-even rent $1,977

Max offer price $115,000

Occupancy floor 72%

Sensitivity live

Price	-10% $726	-5% $694	+0% $661	+5% $629	+10% $596
Rent	-10% $439	-5% $550	+0% $661	+5% $772	+10% $883
Rate	-1.0pp $719	-0.5pp $690	base $661	+0.5pp $631	+1.0pp $601

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Monmouth Dr Cranberry Township, PA	3.0	1.5	1470	$2,150	$1.46	3d	1	1.32mi
317 Palisade Way Cranberry Twp, PA	3.0	2.5	2204	$3,500	$1.59	3d	1	1.49mi

HOA detail

• Monthly dues: $706 · $8,472/yr

Listing history 28 events

1. 2026-06-21
   days on market $115,000 Active 108 DOM
2. 2026-06-18
   days on market $115,000 Active 105 DOM
3. 2026-06-17
   days on market $115,000 Active 104 DOM
4. 2026-06-16
   days on market $115,000 Active 103 DOM
5. 2026-06-15
   days on market $115,000 Active 102 DOM
6. 2026-06-13
   days on market $115,000 Active 100 DOM
7. 2026-06-13
   pricedays on market $115,000 Active 99 DOM
8. 2026-06-09
   days on market $130,000 Active 96 DOM
9. 2026-06-08
   days on market $130,000 Active 95 DOM
10. 2026-06-07
    days on market $130,000 Active 94 DOM
11. 2026-06-05
    days on market $130,000 Active 91 DOM
12. 2026-06-03
    days on market $130,000 Active 90 DOM
13. 2026-06-02
    days on market $130,000 Active 89 DOM
14. 2026-06-01
    days on market $130,000 Active 88 DOM
15. 2026-05-31
    days on market $130,000 Active 87 DOM
16. 2026-04-13
    status Active 839-char remark

    Show marketing remark (839 chars)

    Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

17. 2026-03-28
    historical Contingent 839-char remark

    Show marketing remark (839 chars)

    Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

18. 2026-03-05
    listed $130,000 Active 839-char remark

    Show marketing remark (833 chars)

    Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

19. 2026-03-05
    historical Expired 833-char remark

    Show marketing remark (833 chars)

    Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

20. 2025-12-10
    price $130,000 833-char remark

    Show marketing remark (833 chars)

    Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

21. 2025-11-12
    listed $145,000 Active 833-char remark

    Show marketing remark (833 chars)

    Welcome to 743 Slate Avenue, a well-located home offering comfort, flexibility, and small-town charm in the heart of the 16066 area. This property features a functional layout with inviting living spaces, making it a great option for homeowners or investors alike. Inside, you’ll find a bright and practical interior with rooms that flow naturally for everyday living. The home offers comfortable bedroom spaces, ample natural light, and the opportunity to personalize or update to match your style and needs. Conveniently situated near local shops, dining, parks, and major routes, this home provides easy access to everyday amenities while still enjoying a neighborhood setting. Whether you’re a first-time buyer, downsizing, or looking for a solid investment opportunity, 743 Slate Avenue presents excellent potential.

22. 2025-08-07
    price $160,000
23. 2025-07-17
    price $164,900
24. 2025-04-18
    price $165,000
25. 2025-02-13
    price $170,000
26. 2025-01-15
    price $173,900
27. 2024-12-05
    price $174,900
28. 2024-11-08
    listed $179,900 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: $2,455 · $205/mo
• Projected year-2 tax: $2,455 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $33,763
• − Mortgage interest: −$6,442
• − Property taxes: −$2,455
• − Insurance: −$575
• − Repairs & maintenance: −$2,701
• − Management: −$2,701
• − HOA: −$8,472
• − Depreciation: −$3,345
• Taxable income: $7,072
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,237/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: 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 — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 73,107 people
• City population: 9,574
• Metro: Pittsburgh, PA
• Population (ZIP): 33,873
• Household income: $124,189
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 536.0

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 (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%

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

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

-27.7% since first listed

13 events — show timeline

• 2026-04-13 Relisted — West Penn MLS
• 2026-03-28 Contingent — West Penn MLS
• 2026-03-05 Delisted — West Penn MLS
• 2026-03-05 Listed $130,000 West Penn MLS
• 2025-12-10 Price Changed $130,000 West Penn MLS
• 2025-11-12 Listed $145,000 West Penn MLS
• 2025-08-07 Price Changed $160,000 West Penn MLS
• 2025-07-17 Price Changed $164,900 West Penn MLS
• 2025-04-18 Price Changed $165,000 West Penn MLS
• 2025-02-13 Price Changed $170,000 West Penn MLS
• 2025-01-15 Price Changed $173,900 West Penn MLS
• 2024-12-05 Price Changed $174,900 West Penn MLS
• 2024-11-08 Listed $179,900 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $2,455 · +4.5% YoY. Source: county tax records.