421 Virginia Ave · Butler, PA 16001

$134,900

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 20 Days on market

Built 1900 3,323 sqft lot Est $113k · 19% over

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Why this score? — see what drove the D- 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 +13.8/30.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This turn key house is move in ready! It's beautifully updated and sits on a double lot and features central air, a new roof, all new flooring and carpet, fully updated bathroom, a beautifully renovated kitchen with new cabinets, and over 45 new light fixtures. The air conditioning is ice cold and has been recently serviced, the hot water tank was replaced in 2021 for added peace of mind. Every outlet and switch and GFI has also been replaced! There is plenty of outdoor space plus major updates already done. All that’s left to do is move in and enjoy!

Key facts

• Double lot
• Renovated kitchen
• New cabinets

Tags

• DOUBLE LOT
• NEW ROOF
• UPDATED BATHROOM
• RENOVATED KITCHEN
• NEW CABINETS
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Off-street parking; On-street parking; Space for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: 2 stories; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Refrigerator; Stove; Some electric appliances
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Heating present
• Interior features: Has basement; Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $11 ($138/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 $109k (19.0% below list).
• Recommended offer: $109k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Rents rising fast (+20.4%/yr); 206 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $933 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $109,296 (19.0% 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $113,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Madison Ave	0.19mi	3/1.0	1,456 (-1%)	9mo	$65,000	$45	82
421 W Diamond St	0.15mi	3/1.5	1,367 (-7%)	3mo	$135,000	$99	77
401 New Castle St	0.38mi	3/2.0	1,548 (+5%)	1mo	$119,900	$77	69
514 S Washington St	0.21mi	3/2.0	1,320 (-10%)	3mo	$82,400	$62	67
218 W Diamond St	0.25mi	3/2.0	1,638 (+11%)	1mo	$119,900	$73	64
414 S Washington St	0.23mi	3/1.0	1,272 (-14%)	4mo	$20,000	$16	64
206 8th Ave	0.58mi	3/2.5	1,560 (+6%)	3mo	$210,000	$135	54
451 W Cunningham St	0.31mi	4/1.0 (+1)	1,632 (+11%)	9mo	$95,000	$58	54
8 Bredin Ave	0.57mi	4/2.0 (+1)	1,520 (+3%)	7mo	$250,000	$164	52
208 Morton Ave	0.48mi	3/2.0	1,675 (+14%)	5mo	$67,000	$40	46
208 American Ave	0.67mi	4/1.5 (+1)	1,274 (-13%)	4mo	$170,000	$133	36
116 E Rockenstein Ave	0.71mi	4/2.5 (+1)	1,688 (+15%)	5mo	$305,304	$181	27

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: -10.7%
• Equity multiple: 0.59×
• Total profit: $-15,386
• Equity at exit: $20,114

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $13,699
• Equity at exit: $11,664

Cash invested: $37,772 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$707
• Tax from tax record: −$88 /mo · $1,060/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $11

Break-even live

Break-even rent $1,078

Max offer price $134,900

Occupancy floor 94%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
327 W Brady St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	21d	1	0.51mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	0.54mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	0.56mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	12d	1	0.68mi
529 Federal St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	43d	1	0.68mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	23d	1	0.72mi
305 American Ave Butler, PA	2.0	1.0	986	$995	$1.01	43d	1	0.74mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	1d	2	0.92mi
206 Litman Rd Butler, PA	1.0–2.0	1.0	800	$1,170	$1.46	1d	3	1.05mi

Listing history 13 events

1. 2026-06-18
   days on market $134,900 Active 20 DOM
2. 2026-06-17
   days on market $134,900 Active 19 DOM
3. 2026-06-16
   days on market $134,900 Active 18 DOM
4. 2026-06-15
   days on market $134,900 Active 17 DOM
5. 2026-06-13
   days on market $134,900 Active 15 DOM
6. 2026-06-13
   days on market $134,900 Active 14 DOM
7. 2026-06-09
   days on market $134,900 Active 11 DOM
8. 2026-06-08
   days on market $134,900 Active 10 DOM
9. 2026-06-07
   days on market $134,900 Active 9 DOM
10. 2026-06-03
    days on market $134,900 Active 5 DOM
11. 2026-06-02
    days on market $134,900 Active 4 DOM
12. 2026-06-01
    days on market $134,900 Active 3 DOM
13. 2026-05-31
    days on market $134,900 Active 2 DOM

ⓘ 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: $1,060 · $88/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$536/yr (+$45/mo · 50.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,116
• − Mortgage interest: −$7,556
• − Property taxes: −$1,060
• − Insurance: −$674
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$3,924
• Taxable loss: −$2,198
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $665/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

1 event — show timeline

• 2026-05-29 Listed $134,900 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $1,060 · -6.3% YoY. Source: county tax records.