417 N 6th Ave · Butler, PA 16001

$109,000

3 bd · 1.0 ba · 2,184 sqft · SingleFamily public records · 101 Days on market

Built 1912 6,124 sqft lot Est $162k · 33% under ↓ 13% since listing

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Why this score? — see what drove the B+ 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

If you’re needing a handicap accessible home, wanting to downsize, prefer one level living, or just looking for a starter home: this home is the perfect home for you. It offers a large eat in kitchen, a welcoming covered front porch, fenced in back yard, off street parking, as well as a basement that can be finished to add living space. The bathroom has been converted into a handicap shower and some doorways have been widened to accommodate a wheelchair. There is an additional toilet in the basement with newer plumbing. It is also close to public transportation and shopping.

Key facts

• Covered front porch
• Large eat in kitchen
• Off street parking

Tags

• LARGE EAT IN KITCHEN
• COVERED FRONT PORCH
• FENCED IN BACK YARD
• OFF STREET PARKING
• FINISHED BASEMENT POTENTIAL
• NEWER PLUMBING

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water and sewer (standard utilities indicated); Electric service available
• Home design: Single-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Public transportation nearby

Interior

• Kitchen: Kitchen on main level (12 x 14)
• Bedrooms: Main level bedroom (13 x 9); Main level bedroom (12 x 8); Main level bedroom (12 x 10)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Carpet flooring; Hardwood flooring; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 1 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 $754 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 + 8.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.26% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.64%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $161,616
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Mercer St	0.04mi	3/1.5	2,496 (+14%)	15mo	$185,000	$74	60
222 5th Ave	0.42mi	4/1.0 (+1)	2,039 (-7%)	6mo	$38,600	$19	59
445 Miller Ave	0.17mi	3/2.0	1,872 (-14%)	7mo	$174,000	$93	58
321 W Fulton St	0.50mi	3/1.0	2,392 (+10%)	14mo	$110,000	$46	49
224 W Pearl St	0.62mi	3/2.5	1,872 (-14%)	1mo	$225,000	$120	40
424 W Cunningham St	0.64mi	4/1.0 (+1)	1,980 (-9%)	19mo	$78,000	$39	34

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: 9.2%
• Equity multiple: 1.38×
• Total profit: $11,706
• Equity at exit: $16,252

10-year hold

• IRR: 22.2%
• Equity multiple: 3.35×
• Total profit: $71,741
• Equity at exit: $9,424

Cash invested: $30,520 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $347

Break-even live

Break-even rent $935

Max offer price $109,000

Occupancy floor 70%

Sensitivity live

Price	-10% $409	-5% $378	+0% $347	+5% $316	+10% $285
Rent	-10% $238	-5% $293	+0% $347	+5% $401	+10% $455
Rate	-1.0pp $402	-0.5pp $375	base $347	+0.5pp $319	+1.0pp $290

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	13d	1	0.98mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $109,000 Pending 101 DOM
2. 2026-06-09
   days on market $109,000 Contingent 98 DOM
3. 2026-06-08
   days on market $109,000 Contingent 97 DOM
4. 2026-06-07
   days on market $109,000 Contingent 96 DOM
5. 2026-06-03
   days on market $109,000 Contingent 92 DOM
6. 2026-06-02
   days on market $109,000 Contingent 91 DOM
7. 2026-06-01
   days on market $109,000 Contingent 90 DOM
8. 2026-05-31
   days on market $109,000 Contingent 89 DOM
9. 2026-04-26
   historical Contingent
10. 2026-04-06
    price $109,000
11. 2026-03-16
    price $119,000
12. 2026-03-03
    listed $126,000 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: $1,457 · $121/mo
• Projected year-2 tax: $1,590 · $132/mo
• Expected delta: +$132/yr (+$11/mo · 9.1%)

ⓘ 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: $16,487
• − Mortgage interest: −$6,106
• − Property taxes: −$1,457
• − Insurance: −$545
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,171
• Taxable income: $2,570
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $3,546/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

-13.5% since first listed

4 events — show timeline

• 2026-04-26 Contingent — West Penn MLS
• 2026-04-06 Price Changed $109,000 West Penn MLS
• 2026-03-16 Price Changed $119,000 West Penn MLS
• 2026-03-03 Listed $126,000 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $1,457 · -6.3% YoY. Source: county tax records.