113 Center St · Evans City, PA 16033

$220,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 51 Days on market

Built 1964 0.41 ac lot Est $166k · 33% over

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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).

• Cash flow +12.4/30.0
• Schools +5.2/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot for sale in the heart of Evans City. Private and surrounded with trees, this flat lot would make a great spot for your new home.

Key facts

• Tree lined property
• Deck off the back
• Eat in kitchen

Tags

• PRIVATE STREET
• DOUBLE LOT
• EAT IN KITCHEN
• DECK OFF THE BACK
• TREE LINED PROPERTY
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Attached garage; Built-in parking; Off-street parking; Garage door opener; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Brick construction; Asphalt roof
• Exterior features: Brick exterior; Lot approximately 0.41 acres

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Stove; Some electric appliances
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Gas heating
• Interior features: Basement; Carpet flooring; Hardwood flooring; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-35 ($-419/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (17.3% below list).
• Recommended offer: $182k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.5% in Evans City — 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 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 $2k of loan paydown is wiped out by about $7k 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 51 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $220k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $181,881 (17.3% 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 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.83% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $165,996
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Margaret Ave	0.24mi	2/1.0	1,073 (+3%)	2mo	$124,000	$116	82
313 Linwood Dr	0.37mi	3/2.0 (+1)	1,120 (+7%)	4mo	$300,000	$268	58
129 May Ln	0.54mi	2/2.0	975 (-7%)	6mo	$155,000	$159	55
220 South St	0.34mi	3/1.0 (+1)	912 (-13%)	8mo	$200,000	$219	51
303 Margaret Ave	0.26mi	3/1.0 (+1)	888 (-15%)	14mo	$100,000	$113	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-37,875
• Equity at exit: $32,803

10-year hold

• IRR: -9.5%
• Equity multiple: 0.42×
• Total profit: $-35,853
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-35

Break-even live

Break-even rent $1,863

Max offer price $213,834

Occupancy floor 97%

Sensitivity live

Price	-10% $90	-5% $27	+0% $-35	+5% $-97	+10% $-159
Rent	-10% $-179	-5% $-107	+0% $-35	+5% $37	+10% $109
Rate	-1.0pp $76	-0.5pp $21	base $-35	+0.5pp $-92	+1.0pp $-150

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   status $220,000 Pending 51 DOM
2. 2026-05-31
   days on market $220,000 Active 51 DOM
3. 2026-05-19
   status Active
4. 2026-05-19
   price $220,000
5. 2026-04-16
   historical Contingent
6. 2026-04-10
   listed $250,000 Active
7. 2023-08-04
   price $40,000 132-char remark

   Show marketing remark (132 chars)

   Lot for sale in the heart of Evans City. Private and surrounded with trees, this flat lot would make a great spot for your new home.

8. 2023-05-03
   listed $50,000 Active 132-char remark

   Show marketing remark (132 chars)

   Lot for sale in the heart of Evans City. Private and surrounded with trees, this flat lot would make a great spot for your new home.

9. 2000-10-31
   soldstatus $129,900 95-char remark

   Show marketing remark (95 chars)

   DOUBLE LOT!SELLS AS 1 2ND LOT APPROX. 119X159 MOVE-IN COND! GREAT VALUE BEAUTIFUL NEIGHBORHOOD!

10. 2000-08-08
    listed $136,900 95-char remark

    Show marketing remark (95 chars)

    DOUBLE LOT!SELLS AS 1 2ND LOT APPROX. 119X159 MOVE-IN COND! GREAT VALUE BEAUTIFUL NEIGHBORHOOD!

ⓘ 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: $2,717 · $226/mo
• Projected year-2 tax: $3,096 · $258/mo
• Expected delta: +$380/yr (+$32/mo · 14.0%)

ⓘ 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 ≥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: $21,826
• − Mortgage interest: −$12,323
• − Property taxes: −$2,717
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$6,400
• Taxable loss: −$4,207
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $591/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 — 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

• Census place: Evans City, PA
• 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

+60.7% since first listed

8 events — show timeline

• 2026-05-19 Relisted — West Penn MLS
• 2026-05-19 Price Changed $220,000 West Penn MLS
• 2026-04-16 Contingent — West Penn MLS
• 2026-04-10 Listed $250,000 West Penn MLS
• 2023-08-04 Price Changed $40,000 West Penn MLS
• 2023-05-03 Listed $50,000 West Penn MLS
• 2000-10-31 Sold (MLS) $129,900 West Penn MLS
• 2000-08-08 Listed $136,900 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $2,717 · -4.8% YoY. Source: county tax records.