227 W North St · Butler, PA 16001

$30,000

3 bd · 1.5 ba · 1,592 sqft · SingleFamily public records · 80 Days on market

Built 1900 3,049 sqft lot $19/sqft · 72% below area ↓ 56% 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
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Opportunity! Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires some tender loving care, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. Don't miss the chance to transform this house into your perfect home. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highways.

Key facts

• Spacious layout
• Detached garage
• 3,049 sq ft lot

Tags

• SPACIOUS LAYOUT
• DETACHED GARAGE
• CLOSE PROXIMITY TO SHOPPING
• CLOSE PROXIMITY TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $28k (6.0% below list) — sets the bar for market timing.
• Cap rate 34.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $207 of loan paydown is wiped out by about $900 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 (-3.0% appreciation + 8.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $42k (59%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $28,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 3.87% ✓
• Cap rate: 34.71%
• Cash-on-cash: 101.48%
• DSCR: 5.52
• GRM: 2.2

CMA / ARV

• ARV (median comp): $106,368
• List price: $30,000
• Delta: -71.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 New Castle St	0.13mi	3/2.0	1,548 (-3%)	1mo	$119,900	$77	87
218 W Diamond St	0.24mi	3/2.0	1,638 (+3%)	1mo	$119,900	$73	81
231 N Monroe St	0.54mi	4/2.0 (+1)	1,560 (-2%)	3mo	$168,000	$108	62
206 8th Ave	0.61mi	3/2.5	1,560 (-2%)	3mo	$210,000	$135	62
433 Miller Ave	0.52mi	3/1.5	1,704 (+7%)	4mo	$141,000	$83	61
421 W Diamond St	0.31mi	3/1.5	1,367 (-14%)	3mo	$135,000	$99	59
230 W Fulton St	0.39mi	3/1.5	1,800 (+13%)	3mo	$185,000	$103	58
309 Eau Claire St	0.72mi	3/1.5	1,520 (-4%)	6mo	$135,000	$89	54
208 Morton Ave	0.67mi	3/2.0	1,675 (+5%)	5mo	$67,000	$40	54
503 Miller Ave	0.58mi	4/2.0 (+1)	1,500 (-6%)	7mo	$165,000	$110	50
440 E Pearl St	0.60mi	4/1.5 (+1)	1,746 (+10%)	4mo	$141,250	$81	48
814 Wood St	0.66mi	3/1.5	1,810 (+14%)	7mo	$135,000	$75	41

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: —
• Equity multiple: 6.54×
• Total profit: $46,540
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.10×
• Total profit: $126,799
• Equity at exit: $2,594

Cash invested: $8,400 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $710

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 34%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	23d	1	0.31mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	1d	2	0.48mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	12d	1	0.84mi

Listing history 31 events

1. 2026-06-18
   days on market $30,000 Active 80 DOM
2. 2026-06-17
   days on market $30,000 Active 79 DOM
3. 2026-06-16
   days on market $30,000 Active 78 DOM
4. 2026-06-15
   days on market $30,000 Active 77 DOM
5. 2026-06-13
   days on market $30,000 Active 75 DOM
6. 2026-06-13
   days on market $30,000 Active 74 DOM
7. 2026-06-09
   days on market $30,000 Active 71 DOM
8. 2026-06-08
   days on market $30,000 Active 70 DOM
9. 2026-06-07
   days on market $30,000 Active 69 DOM
10. 2026-06-03
    days on market $30,000 Active 65 DOM
11. 2026-06-02
    days on market $30,000 Active 64 DOM
12. 2026-06-01
    days on market $30,000 Active 63 DOM
13. 2026-05-31
    days on market $30,000 Active 62 DOM
14. 2026-03-31
    historical Expired 763-char remark

    Show marketing remark (763 chars)

    Excellent Opportunity! Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires some tender loving care, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. Don't miss the chance to transform this house into your perfect home. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highways.

15. 2026-03-30
    price $30,000 774-char remark

    Show marketing remark (774 chars)

    SOLD As-Is! Value in the Land - Excellent Opportunity - Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires complete rehabilitation, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highway. No interior access due to fire and water damage.

16. 2026-03-30
    listed $72,500 Active 774-char remark

    Show marketing remark (774 chars)

    SOLD As-Is! Value in the Land - Excellent Opportunity - Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires complete rehabilitation, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highway. No interior access due to fire and water damage.

17. 2026-03-03
    price $30,000 763-char remark

    Show marketing remark (763 chars)

    Excellent Opportunity! Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires some tender loving care, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. Don't miss the chance to transform this house into your perfect home. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highways.

18. 2025-09-11
    price $49,000 763-char remark

    Show marketing remark (763 chars)

    Excellent Opportunity! Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires some tender loving care, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. Don't miss the chance to transform this house into your perfect home. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highways.

19. 2025-06-09
    price $59,900 763-char remark

    Show marketing remark (763 chars)

    Excellent Opportunity! Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires some tender loving care, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. Don't miss the chance to transform this house into your perfect home. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highways.

20. 2025-03-31
    listed $72,500 Active 763-char remark

    Show marketing remark (763 chars)

    Excellent Opportunity! Add or start your investment portfolio with this hidden gem located in Butler. This charming 3-bedroom, 1.5 bathrooms home offers a fantastic opportunity for those looking to create their dream space. Featuring a spacious layout and a detached 2-car garage, this property is centrally located, providing easy access to shopping and restaurants. While the home requires some tender loving care, it presents a blank canvas for customization and improvement, making it an ideal investment for homeowners and renovators alike. Don't miss the chance to transform this house into your perfect home. New owner will appreciate the close proximity to shopping, restaurants, civic & medical facilities, public transportation and major highways.

21. 2025-03-21
    historical Expired
22. 2024-12-30
    price $72,500
23. 2024-05-05
    price $85,000
24. 2024-03-22
    listed $89,000 Active
25. 2024-03-21
    historical Expired
26. 2024-01-09
    price $89,000
27. 2023-12-11
    price $99,000
28. 2023-10-06
    price $105,900
29. 2023-07-24
    price $119,500
30. 2023-06-11
    listed $129,900 Active
31. 2022-03-31
    listed $67,900 Active

ⓘ 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 ≥95°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,940
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$873
• Taxable income: $8,556
• Est. tax owed @ 24.0%: −$2,054
• After-tax cash flow: $6,471/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

-55.8% since first listed

18 events — show timeline

• 2026-03-31 Delisted — West Penn MLS
• 2026-03-30 Price Changed $30,000 West Penn MLS
• 2026-03-30 Listed $72,500 West Penn MLS
• 2026-03-03 Price Changed $30,000 West Penn MLS
• 2025-09-11 Price Changed $49,000 West Penn MLS
• 2025-06-09 Price Changed $59,900 West Penn MLS
• 2025-03-31 Listed $72,500 West Penn MLS
• 2025-03-21 Delisted — West Penn MLS
• 2024-12-30 Price Changed $72,500 West Penn MLS
• 2024-05-05 Price Changed $85,000 West Penn MLS
• 2024-03-22 Listed $89,000 West Penn MLS
• 2024-03-21 Delisted — West Penn MLS
• 2024-01-09 Price Changed $89,000 West Penn MLS
• 2023-12-11 Price Changed $99,000 West Penn MLS
• 2023-10-06 Price Changed $105,900 West Penn MLS
• 2023-07-24 Price Changed $119,500 West Penn MLS
• 2023-06-11 Listed $129,900 West Penn MLS
• 2022-03-31 Listed $67,900 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $2,314 · -6.3% YoY. Source: county tax records.