Victoria Plan · Evans City, PA 16033

$500,000

3 bd · 2.5 ba · 2,314 sqft · MultiFamily · 401 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

The Victoria townhome brings together the ease of main-level living with the added space and flexibility of a thoughtfully designed second floor. The open-concept layout features a large kitchen island that flows into the family room-perfect for everyday living or entertaining. A convenient powder room near the entry keeps your private areas tucked away while ensuring guests feel at home. Upstairs, two oversized bedrooms with charming dormer windows offer cozy nooks ideal for reading or studying. A versatile loft space adds even more flexibility-use it as a second family room, home office, or additional guest space tailored to your needs. Outside, a covered patio invites you to relax and unwind, while included lawn care and snow removal let you enjoy a truly low-maintenance lifestyle. With its smart design and timeless appeal, the Victoria is a home that works beautifully for how you live today.

Key facts

• Large kitchen island
• Oversized bedrooms
• Versatile loft space

Tags

• MAIN-LEVEL LIVING
• LARGE KITCHEN ISLAND
• POWDER ROOM
• OVERSIZED BEDROOMS
• DORMER WINDOWS
• VERSATILE LOFT SPACE

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (52.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (58.5% below list).
• Recommended offer: $208k (58.5% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 2.5% in Evans City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#758 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities 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: 68 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 401 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $207,561 (58.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 401 days. Have you received any prior offers? Is the seller open to a 58% concession, seller financing, or rate buy-down credit?
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 B-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.42% ✗
• Cap rate: 1.94%
• Cash-on-cash: -15.56%
• DSCR: 0.31
• GRM: 20.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -46.4%
• Equity multiple: -0.40×
• Total profit: $-196,630
• Equity at exit: $74,552

10-year hold

• IRR: -86.9%
• Equity multiple: -1.29×
• Total profit: $-320,000
• Equity at exit: $43,231

Cash invested: $140,000 (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 16033

• Active inventory: 68
• Price-to-rent: 20.1×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-1,816

Break-even live

Break-even rent $4,374

Max offer price $237,272

Occupancy floor —

Sensitivity live

Price	-10% $-1,470	-5% $-1,643	+0% $-1,816	+5% $-1,988	+10% $-2,161
Rent	-10% $-1,980	-5% $-1,898	+0% $-1,816	+5% $-1,734	+10% $-1,652
Rate	-1.0pp $-1,564	-0.5pp $-1,688	base $-1,816	+0.5pp $-1,945	+1.0pp $-2,077

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $500,000 Active 401 DOM
2. 2026-06-18
   days on market $500,000 Active 398 DOM
3. 2026-06-17
   days on market $500,000 Active 397 DOM
4. 2026-06-16
   days on market $500,000 Active 396 DOM
5. 2026-06-15
   days on market $500,000 Active 395 DOM
6. 2026-06-13
   days on market $500,000 Active 393 DOM
7. 2026-06-13
   days on market $500,000 Active 392 DOM
8. 2026-06-09
   days on market $500,000 Active 389 DOM
9. 2026-06-08
   days on market $500,000 Active 388 DOM
10. 2026-06-07
    days on market $500,000 Active 387 DOM
11. 2026-06-05
    days on market $500,000 Active 384 DOM
12. 2026-06-03
    days on market $500,000 Active 383 DOM
13. 2026-06-02
    days on market $500,000 Active 382 DOM
14. 2026-06-01
    days on market $500,000 Active 381 DOM
15. 2026-05-31
    days on market $500,000 Active 380 DOM
16. 2026-05-02
    price $500,000 908-char remark

    Show marketing remark (908 chars)

    The Victoria townhome brings together the ease of main-level living with the added space and flexibility of a thoughtfully designed second floor. The open-concept layout features a large kitchen island that flows into the family room-perfect for everyday living or entertaining. A convenient powder room near the entry keeps your private areas tucked away while ensuring guests feel at home. Upstairs, two oversized bedrooms with charming dormer windows offer cozy nooks ideal for reading or studying. A versatile loft space adds even more flexibility-use it as a second family room, home office, or additional guest space tailored to your needs. Outside, a covered patio invites you to relax and unwind, while included lawn care and snow removal let you enjoy a truly low-maintenance lifestyle. With its smart design and timeless appeal, the Victoria is a home that works beautifully for how you live today.

17. 2025-11-04
    price $510,000 908-char remark

    Show marketing remark (908 chars)

    The Victoria townhome brings together the ease of main-level living with the added space and flexibility of a thoughtfully designed second floor. The open-concept layout features a large kitchen island that flows into the family room-perfect for everyday living or entertaining. A convenient powder room near the entry keeps your private areas tucked away while ensuring guests feel at home. Upstairs, two oversized bedrooms with charming dormer windows offer cozy nooks ideal for reading or studying. A versatile loft space adds even more flexibility-use it as a second family room, home office, or additional guest space tailored to your needs. Outside, a covered patio invites you to relax and unwind, while included lawn care and snow removal let you enjoy a truly low-maintenance lifestyle. With its smart design and timeless appeal, the Victoria is a home that works beautifully for how you live today.

18. 2025-05-17
    status Active 908-char remark

    Show marketing remark (908 chars)

    The Victoria townhome brings together the ease of main-level living with the added space and flexibility of a thoughtfully designed second floor. The open-concept layout features a large kitchen island that flows into the family room-perfect for everyday living or entertaining. A convenient powder room near the entry keeps your private areas tucked away while ensuring guests feel at home. Upstairs, two oversized bedrooms with charming dormer windows offer cozy nooks ideal for reading or studying. A versatile loft space adds even more flexibility-use it as a second family room, home office, or additional guest space tailored to your needs. Outside, a covered patio invites you to relax and unwind, while included lawn care and snow removal let you enjoy a truly low-maintenance lifestyle. With its smart design and timeless appeal, the Victoria is a home that works beautifully for how you live today.

19. 2025-05-14
    historical 908-char remark

    Show marketing remark (908 chars)

    The Victoria townhome brings together the ease of main-level living with the added space and flexibility of a thoughtfully designed second floor. The open-concept layout features a large kitchen island that flows into the family room-perfect for everyday living or entertaining. A convenient powder room near the entry keeps your private areas tucked away while ensuring guests feel at home. Upstairs, two oversized bedrooms with charming dormer windows offer cozy nooks ideal for reading or studying. A versatile loft space adds even more flexibility-use it as a second family room, home office, or additional guest space tailored to your needs. Outside, a covered patio invites you to relax and unwind, while included lawn care and snow removal let you enjoy a truly low-maintenance lifestyle. With its smart design and timeless appeal, the Victoria is a home that works beautifully for how you live today.

20. 2025-05-13
    listed $497,500 Active 908-char remark

    Show marketing remark (908 chars)

    The Victoria townhome brings together the ease of main-level living with the added space and flexibility of a thoughtfully designed second floor. The open-concept layout features a large kitchen island that flows into the family room-perfect for everyday living or entertaining. A convenient powder room near the entry keeps your private areas tucked away while ensuring guests feel at home. Upstairs, two oversized bedrooms with charming dormer windows offer cozy nooks ideal for reading or studying. A versatile loft space adds even more flexibility-use it as a second family room, home office, or additional guest space tailored to your needs. Outside, a covered patio invites you to relax and unwind, while included lawn care and snow removal let you enjoy a truly low-maintenance lifestyle. With its smart design and timeless appeal, the Victoria is a home that works beautifully for how you live today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $24,907
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$14,545
• Taxable loss: −$31,631
• Est. tax savings @ 24.0%: +$7,591
• After-tax cash flow: $-14,196/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This multi-family home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is move-in ready. Potential buyers/renters would appreciate updates to the exterior, flooring, and kitchen appliances.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the home's overall appearance and increase its value.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the home's overall appearance and increase its value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, especially for tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Evans City

• Score: 70/100
• State rank: #758
• US rank: #7590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,934

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% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · China
• Languages at home: 97% English-only · Chinese 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: ▼ -92.54%
• Current HPI: 154.4316
• 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

+0.5% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $500,000 Zillow
• 2025-11-04 Price Changed $510,000 Zillow
• 2025-05-17 Relisted — Zillow
• 2025-05-14 Delisted — Zillow
• 2025-05-13 Listed $497,500 Zillow