621 Bessemer Ave · Butler, PA 16045

$225,000

None bd · None ba · — sqft · MultiFamily · 171 Days on market

3,484 sqft lot Est $156k · 44% over ↓ 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

621 Bessemer Ave. is a fully occupied Fourplex located in Lyndora. The property is 100% occupied and consistently leased, generating $8,310.00 in quarterly rental income, or $33,240.00 annually. With a strong and reliable income stream, the fourplex produces an approximate Net Operating Income (NOI) of $30,096.24 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

Key facts

• Central location
• Stable tenancy
• Dependable cash flow

Tags

• CENTRAL LOCATION
• STABLE TENANCY
• SOLID INVESTMENT OPPORTUNITY
• DEPENDABLE CASH FLOW

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $406/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: 11 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $5k appreciation (2.1% local appreciation)).
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.97%
• DSCR: 2.38
• GRM: 4.9

CMA / ARV

• ARV (median comp): $156,459
• List price: $225,000
• Delta: 43.81%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414-416 Bessemer Ave	0.16mi	4/2.0	—	4mo	$65,900	—	76
302 Penn Ave	0.30mi	4/2.0	—	14mo	$105,000	—	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.91×
• Total profit: $120,373
• Equity at exit: $90,271

10-year hold

• IRR: 36.3%
• Equity multiple: 5.71×
• Total profit: $296,593
• Equity at exit: $131,173

Cash invested: $63,000 (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 16045

• Home prices YoY: 2.0%
• Active inventory: 11
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $3,831 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $1,626

Break-even live

Break-even rent $1,773

Max offer price $225,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,753	-5% $1,690	+0% $1,626	+5% $1,562	+10% $1,498
Rent	-10% $1,323	-5% $1,475	+0% $1,626	+5% $1,777	+10% $1,928
Rate	-1.0pp $1,739	-0.5pp $1,683	base $1,626	+0.5pp $1,568	+1.0pp $1,508

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,832
Total (4 units)			$3,831

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Bessemer Ave Apt 10 Lyndora, PA	1.0	1.0	525	$750	$1.43	5d	1	0.46mi
201 Whitestown Rd Unit 6 Butler, PA	1.0	1.0	—	$725	—	45d	1	0.64mi
570 Kendall Ave Unit 575 Lyndora, PA	3.0	1.0	—	$1,250	—	44d	1	0.72mi
206 Litman Rd Butler, PA	1.0–2.0	1.0	800	$1,170	$1.46	2d	3	0.83mi
152 Old Plank Rd Unit 102 Butler, PA	2.0	1.0	—	$887	—	11d	1	1.15mi
152 Old Plank Rd Butler, PA	1.0	1.0	—	$350	—	24d	1	1.15mi
152 Old Plank Rd Unit 103 Butler, PA	3.0	1.5	—	$980	—	11d	1	1.15mi
139 Whitestown Vlg Unit B Butler, PA	3.0	1.0	1000	$1,100	$1.10	4d	1	1.20mi
4th Ave Butler, PA	2.0	1.0	—	$950	—	44d	1	1.23mi
715 New Castle St Butler, PA	3.0	1.0	—	$950	—	24d	1	1.23mi
305 American Ave Butler, PA	2.0	1.0	986	$995	$1.01	44d	1	1.25mi
340 Virginia Ave Unit 3 Butler, PA	3.0	1.0	3792	$899	$0.24	11d	1	1.28mi
400 W Wayne St Butler, PA	2.0	1.0	—	$950	—	8d	1	1.29mi
404 W Cunningham St Butler, PA	2.0	1.0	800	$850	$1.06	44d	1	1.40mi
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	13d	1	1.43mi
113 Morton Ave Butler, PA	2.0	1.0	—	$995	—	44d	1	1.48mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	1.48mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	1.49mi
125 N Chestnut St Unit 1/2 Butler, PA	3.0	1.0	—	$1,095	—	44d	1	1.49mi

Listing history 15 events

1. 2026-06-18
   days on market $225,000 Active 171 DOM
2. 2026-06-17
   days on market $225,000 Active 170 DOM
3. 2026-06-16
   days on market $225,000 Active 169 DOM
4. 2026-06-15
   days on market $225,000 Active 168 DOM
5. 2026-06-13
   days on market $225,000 Active 166 DOM
6. 2026-06-13
   days on market $225,000 Active 165 DOM
7. 2026-06-09
   days on market $225,000 Active 162 DOM
8. 2026-06-08
   days on market $225,000 Active 161 DOM
9. 2026-06-07
   days on market $225,000 Active 160 DOM
10. 2026-06-03
    days on market $225,000 Active 156 DOM
11. 2026-06-02
    days on market $225,000 Active 155 DOM
12. 2026-06-01
    days on market $225,000 Active 154 DOM
13. 2026-05-31
    days on market $225,000 Active 153 DOM
14. 2026-03-18
    price $225,000 432-char remark

    Show marketing remark (432 chars)

    621 Bessemer Ave. is a fully occupied Fourplex located in Lyndora. The property is 100% occupied and consistently leased, generating $8,310.00 in quarterly rental income, or $33,240.00 annually. With a strong and reliable income stream, the fourplex produces an approximate Net Operating Income (NOI) of $30,096.24 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

15. 2025-12-28
    listed $250,000 Active 432-char remark

    Show marketing remark (432 chars)

    621 Bessemer Ave. is a fully occupied Fourplex located in Lyndora. The property is 100% occupied and consistently leased, generating $8,310.00 in quarterly rental income, or $33,240.00 annually. With a strong and reliable income stream, the fourplex produces an approximate Net Operating Income (NOI) of $30,096.24 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $2,539 · $212/mo
• Expected delta: +$1,016/yr (+$85/mo · 66.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,972
• − Mortgage interest: −$12,603
• − Property taxes: −$1,524
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,678
• − Management: −$3,678
• − Depreciation: −$6,545
• Taxable income: $16,819
• Est. tax owed @ 24.0%: −$4,036
• After-tax cash flow: $15,474/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: Homeacre-Lyndora, PA
• City population: 39,234
• Population (ZIP): 1,109

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 (95%)
• Race & ethnicity: White 95% Black 4% Two or more races 1%
• Common ancestry: Romanian 25% Lithuanian 10% Italian 4%

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: ▲ 2.12%
• Current HPI: 108.3087
• Rent YoY: —
• Metro: —
• 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

-10.0% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $225,000 West Penn MLS
• 2025-12-28 Listed $250,000 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $1,524 · +0.0% YoY. Source: county tax records.