504 Federal St · Butler, PA 16001

$99,500

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 3 Days on market

Built 1900 5,227 sqft lot Est $116k · 15% 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 +19.2/30.0
• ARV discount +14.1/15.0
• DSCR +6.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

Key facts

• Deck off kitchen
• Up down duplex
• Distinct entrances

Tags

• UP DOWN DUPLEX
• FIRST FLOOR UNIT
• VACANT SECOND UNIT
• DECK OFF KITCHEN
• DISTINCT ENTRANCES
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $98k (1.3% below list).
• Recommended offer: $98k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 6.2% in Butler — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, housing 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.
• 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $688 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $50k; list at $100k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,220 (1.3% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.99% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $116,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Forcht St	0.21mi	3/1.0	1,160 (+4%)	4mo	$35,000	$30	81
217 American Ave	0.40mi	3/1.0	1,152 (+3%)	0mo	$190,500	$165	76
515 W Brady St	0.18mi	3/1.0	1,210 (+8%)	4mo	$83,000	$69	75
412 Charles St	0.74mi	3/1.0	1,092 (-2%)	6mo	$137,000	$125	56
340 S Chestnut St	0.61mi	2/1.0 (-1)	1,064 (-5%)	7mo	$38,000	$36	52
305 American Ave	0.44mi	2/1.0 (-1)	986 (-12%)	4mo	$62,970	$64	51
532 N Elm St	0.69mi	2/1.0 (-1)	1,200 (+7%)	0mo	$125,000	$104	51
208 American Ave	0.36mi	4/1.5 (+1)	1,274 (+14%)	4mo	$170,000	$133	50
306 Hempfling St	0.65mi	3/1.0	1,240 (+11%)	8mo	$110,300	$89	45
223 E Fulton St	0.55mi	3/1.0	1,288 (+15%)	8mo	$150,000	$116	43
429 Mercer St	0.36mi	2/2.5 (-1)	1,284 (+15%)	7mo	$149,900	$117	42
414 S Washington St	0.70mi	3/1.0	1,272 (+14%)	4mo	$20,000	$16	41

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,037
• Equity at exit: $14,836

10-year hold

• IRR: 10.9%
• Equity multiple: 2.04×
• Total profit: $28,996
• Equity at exit: $8,603

Cash invested: $27,860 (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: 8.4×

Monthly cashflow live

• Estimated rent: $982 high
• Mortgage (P&I): −$522
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $108

Break-even live

Break-even rent $845

Max offer price $99,500

Occupancy floor 84%

Sensitivity live

Price	-10% $165	-5% $136	+0% $108	+5% $80	+10% $52
Rent	-10% $31	-5% $69	+0% $108	+5% $147	+10% $186
Rate	-1.0pp $158	-0.5pp $134	base $108	+0.5pp $82	+1.0pp $56

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
529 Federal St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	45d	1	0.04mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	18d	1	0.14mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	18d	1	0.16mi
327 W Brady St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	23d	1	0.24mi
404 W Cunningham St Butler, PA	2.0	1.0	800	$850	$1.06	45d	1	0.41mi
305 American Ave Butler, PA	2.0	1.0	986	$995	$1.01	45d	1	0.42mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	3d	2	0.43mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	25d	1	0.53mi
115 Spring St #1 Butler, PA	2.0	1.0	800	$800	$1.00	45d	1	1.00mi
1 South St Unit BC-37 Butler, PA	2.0	1.0	760	$800	$1.05	6d	1	1.33mi
37 Hickory St Butler, PA	2.0	1.0	760	$800	$1.05	6d	1	1.34mi

Listing history 16 events

1. 2026-04-28
   status Pending
2. 2026-04-24
   listed $99,500 Active
3. 2019-02-11
   soldstatus $49,500
4. 2019-02-08
   soldstatus $49,500 Sold 250-char remark

   Show marketing remark (250 chars)

   Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

5. 2019-02-08
   soldstatus $49,500 Sold 250-char remark

   Show marketing remark (250 chars)

   Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

6. 2019-01-08
   status Under Contract 250-char remark

   Show marketing remark (250 chars)

   Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

7. 2019-01-08
   status Under Contract 250-char remark

   Show marketing remark (250 chars)

   Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

8. 2019-01-08
   historical Contingent 250-char remark

   Show marketing remark (250 chars)

   Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

9. 2019-01-08
   historical Contingent 250-char remark

   Show marketing remark (250 chars)

   Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

10. 2018-11-01
    price $55,000 250-char remark

    Show marketing remark (250 chars)

    Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

11. 2018-11-01
    price $55,000 250-char remark

    Show marketing remark (250 chars)

    Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

12. 2018-08-31
    listed $65,000 Active 250-char remark

    Show marketing remark (250 chars)

    Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

13. 2018-08-31
    listed $65,000 Active 250-char remark

    Show marketing remark (250 chars)

    Two story duplex in city of Butler. Close to stores, YMCA, schools, doctors, hospital, restaurants, etc. Both units occupied. Front and rear porch for 1st level tenant, small upper deck for 2nd level tenant. Shared yard, basement and parking in rear.

14. 2006-11-29
    soldstatus $42,857
15. 2006-06-13
    listed $50,200
16. 2003-07-18
    soldstatus $74,900

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,413 · $118/mo
• Expected delta: +$159/yr (+$13/mo · 12.7%)

ⓘ 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 ≥95°F today · 18 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: $11,786
• − Mortgage interest: −$5,574
• − Property taxes: −$1,254
• − Insurance: −$498
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$2,895
• Taxable loss: −$319
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,375/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

+32.8% since first listed

16 events — show timeline

• 2026-04-28 Pending — West Penn MLS
• 2026-04-24 Listed $99,500 West Penn MLS
• 2019-02-11 Sold (Public Records) $49,500 Public Records
• 2019-02-08 Sold (MLS) $49,500 West Penn MLS
• 2019-02-08 Sold (MLS) $49,500 West Penn MLS
• 2019-01-08 Pending — West Penn MLS
• 2019-01-08 Pending — West Penn MLS
• 2019-01-08 Contingent — West Penn MLS
• 2019-01-08 Contingent — West Penn MLS
• 2018-11-01 Price Changed $55,000 West Penn MLS
• 2018-11-01 Price Changed $55,000 West Penn MLS
• 2018-08-31 Listed $65,000 West Penn MLS
• 2018-08-31 Listed $65,000 West Penn MLS
• 2006-11-29 Sold (MLS) $42,857 West Penn MLS
• 2006-06-13 Listed $50,200 West Penn MLS
• 2003-07-18 Sold (Public Records) $74,900 Public Records

Property tax history

+0.6%/yr

Latest (2026): $1,254 · -6.3% YoY. Source: county tax records.