237 Parker St · Bruin, PA 16022

$65,000

5 bd · 2.0 ba · 1,808 sqft · SingleFamily · 19 Days on market

Built 1916 0.81 ac lot ↓ 13% since listing

---

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
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very spacious home situated on private corner lot, .82 acres, with frontage on two roads, homes has had some updates (bathrooms, hardwood flooring, trim) and others are still being completed. It has so many possibilities with the abundant amount of space inside. bathrooms updated. Several sheds on the property. Home has much character with interesting nooks and crannys thru out.

Key facts

• 0.81 acre lot
• Garage
• Built 1916

Property features AI

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Exterior features: Approximately 0.44-acre lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air gas heating
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,213 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 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 (-1.4%/yr); year-one equity from $449 of loan paydown is wiped out by about $903 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 (-1.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.03% ✓
• Cap rate: 17.21%
• Cash-on-cash: 38.99%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.74×
• Total profit: $31,658
• Equity at exit: $14,485

10-year hold

• IRR: 42.5%
• Equity multiple: 5.41×
• Total profit: $80,296
• Equity at exit: $14,205

Cash invested: $18,200 (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 16022

• Home prices YoY: -1.6%
• Active inventory: 4
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $591

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $636	-5% $614	+0% $591	+5% $569	+10% $546
Rent	-10% $487	-5% $539	+0% $591	+5% $643	+10% $695
Rate	-1.0pp $624	-0.5pp $608	base $591	+0.5pp $575	+1.0pp $557

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $65,000 Active 19 DOM
2. 2026-06-18
   days on market $65,000 Active 17 DOM
3. 2026-06-17
   days on market $65,000 Active 16 DOM
4. 2026-06-16
   days on market $65,000 Active 15 DOM
5. 2026-06-15
   days on market $65,000 Active 14 DOM
6. 2026-06-13
   days on market $65,000 Active 12 DOM
7. 2026-06-12
   days on market $65,000 Active 11 DOM
8. 2026-06-09
   days on market $65,000 Active 8 DOM
9. 2026-06-08
   days on market $65,000 Active 7 DOM
10. 2026-06-08
    days on market $65,000 Active 6 DOM
11. 2026-06-07
    days on market $65,000 Active 5 DOM
12. 2026-06-04
    days on market $65,000 Active 2 DOM
13. 2026-06-01
    remarks 477-char remark
14. 2026-06-01
    listed $65,000 Active 1 DOM

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,806
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$1,891
• Taxable income: $6,445
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,550/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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — Bruin

• Score: 64/100
• State rank: #1213
• US rank: #14343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bruin, PA
• City population: 296
• Population (ZIP): 296

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 2%
• Languages at home: 99% 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: ▼ -1.39%
• Current HPI: 86.5215
• 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

-13.3% since first listed

4 events — show timeline

• 2026-06-01 Listed $65,000 West Penn MLS
• 2016-12-19 Delisted — West Penn MLS
• 2016-10-21 Price Changed $76,900 West Penn MLS
• 2016-10-20 Listed $75,000 West Penn MLS