325 W Jefferson St · Butler, PA 16001

$2,450,000

None bd · None ba · — sqft · MultiFamily · 212 Days on market

0.33 ac lot ↓ 18% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

325 W. Jefferson St. in Butler, PA is a well-kept, brick-construction building featuring 42 total units and a strong 93% occupancy rate. The property benefits from several long-term tenants, reflecting its stability and consistent rental demand. Its solid build and straightforward layout make the building easy to manage and reliably rentable. Additional income opportunities include coin-operated laundry facilities and on-site storage units that can be leased for extra revenue. Located in the heart of Butler, this property is convenient to shopping, restaurants, public transportation & more.

Key facts

• 0.33 acre lot
• Listed 212 days

Tags

• BRICK-CONSTRUCTION BUILDING
• ON-SITE STORAGE UNITS

What this means for you Summary

Snapshot

• This is a multifamily listed at $2.45M.

Deal economics

• At list price, monthly cash flow is $14k ($167k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($36k rent vs $2.45M).
• Recommended offer: $2.16M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• At $36,462/mo this rent would consume 688% of the median local household income ($64k/yr) (locally 1441% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $17k of loan paydown is wiped out by about $74k 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 $686k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($2.16M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $550k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,156,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.49% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.52%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $155,844
• List price: $2,450,000
• Delta: 1472.08%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 W Brady St	0.21mi	4/2.0	—	6mo	$111,000	—	73
120 S Washington St	0.17mi	3/4.0	—	9mo	$375,000	—	72
134 S Main St	0.22mi	16/7.0	—	7mo	$399,900	—	71
518 W Penn St	0.34mi	2/2.0	—	4mo	$55,000	—	68
332 S Main St	0.32mi	4/3.0	—	7mo	$189,900	—	66
313 Mercer St	0.50mi	4/2.0	—	1mo	$146,000	—	63
621/623 W Penn St	0.40mi	4/2.0	—	8mo	$90,500	—	62
322 E Locust St	0.55mi	2/2.0	—	2mo	$90,000	—	60
401 N Mckean St	0.47mi	5/2.0	—	7mo	$145,000	—	60
209 211 College St	0.71mi	7/3.0	—	5mo	$69,500	—	51
468 E Jefferson St	0.74mi	—/—	—	4mo	$66,501	—	50
207/209 South Monroe St	0.67mi	4/2.0	—	8mo	$150,000	—	50

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: 22.9%
• Equity multiple: 2.00×
• Total profit: $683,534
• Equity at exit: $365,303

10-year hold

• IRR: 33.8%
• Equity multiple: 4.81×
• Total profit: $2,613,463
• Equity at exit: $211,831

Cash invested: $686,000 (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 16001

• Home prices YoY: -31.7%
• Rents YoY: 20.4%
• Active inventory: 206
• Price-to-rent: 235.2×

Monthly cashflow live

• Estimated rent: $36,462 high
• Mortgage (P&I): −$12,848
• Tax from tax record: −$918 /mo · $11,019/yr
• Insurance: −$1,021
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,657
• Net cashflow: $13,951

Break-even live

Break-even rent $18,802

Max offer price $2,450,000

Occupancy floor 57%

Sensitivity live

Price	-10% $15,338	-5% $14,645	+0% $13,951	+5% $13,258	+10% $12,565
Rent	-10% $11,071	-5% $12,511	+0% $13,951	+5% $15,392	+10% $16,832
Rate	-1.0pp $15,185	-0.5pp $14,575	base $13,951	+0.5pp $13,317	+1.0pp $12,671

42-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 42× units	1	1	$36,456
Total (42 units)			$36,462

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: $612,500
• Closing costs: $73,500
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 W Cunningham St Butler, PA	2.0	1.0	800	$850	$1.06	44d	1	0.07mi
125 N Chestnut St Unit 1/2 Butler, PA	3.0	1.0	—	$1,095	—	44d	1	0.07mi
331 W North St Butler, PA	2.0	2.0	—	$945	—	24d	1	0.08mi
327 W Brady St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	22d	1	0.16mi
120 S Washington St Unit A Butler, PA	2.0	1.0	—	$1,200	—	44d	1	0.17mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	17d	1	0.24mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	17d	1	0.25mi
400 W Wayne St Butler, PA	2.0	1.0	—	$950	—	8d	1	0.27mi
137 N Main St Unit D Butler, PA	2.0	1.0	—	$1,075	—	17d	1	0.27mi
315 N Washington St Unit 25 Butler, PA	2.0	1.0	—	$980	—	44d	1	0.28mi
340 Virginia Ave Unit 3 Butler, PA	3.0	1.0	3792	$899	$0.24	11d	1	0.31mi
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	13d	1	0.34mi
4th Ave Butler, PA	2.0	1.0	—	$950	—	44d	1	0.35mi
529 Federal St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	44d	1	0.38mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	24d	1	0.43mi
715 New Castle St Butler, PA	3.0	1.0	—	$950	—	24d	1	0.46mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	2d	2	0.58mi
179 N Elm St Unit A Butler, PA	1.0	1.0	—	$750	—	44d	1	0.58mi
305 American Ave Butler, PA	2.0	1.0	986	$995	$1.01	44d	1	0.58mi
600 N Main St Unit T 15 Butler, PA	1.0	1.0	564	$725	$1.29	12d	1	0.60mi
600 N Main St Butler, PA	1.0	1.0	564	$715	$1.27	44d	1	0.60mi
113 Morton Ave Butler, PA	2.0	1.0	—	$995	—	44d	1	0.61mi
420 E Jefferson St Apt 2 Butler, PA	2.0	1.0	—	$715	—	24d	1	0.62mi
115 Spring St #1 Butler, PA	2.0	1.0	800	$800	$1.00	44d	1	0.66mi
455 E Jefferson St Butler, PA	3.0	1.0	—	$1,150	—	44d	1	0.70mi
570 Kendall Ave Unit 575 Lyndora, PA	3.0	1.0	—	$1,250	—	44d	1	0.75mi
404 Center Ave Butler, PA	2.0	1.0	—	$995	—	44d	1	0.75mi
404 Center Ave Unit 5 Butler, PA	2.0	1.0	—	$995	—	17d	1	0.75mi
298 Lumar Dr Unit 1 Butler, PA	2.0	1.0	—	$950	—	24d	1	0.76mi
712 E Brady St Unit Rear Butler, PA	1.0	1.0	—	$950	—	44d	1	0.83mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	13d	1	0.85mi
1 Lumar Vlg Butler, PA	2.0	1.0	—	$799	—	2d	1	0.85mi
604 Center Ave Butler, PA	2.0	1.0	—	$1,200	—	44d	1	0.94mi
1 South St Unit BC-37 Butler, PA	2.0	1.0	760	$800	$1.05	5d	1	0.99mi
37 Hickory St Butler, PA	2.0	1.0	760	$800	$1.05	5d	1	1.01mi
17 Bessemer Ave Apt 10 Lyndora, PA	1.0	1.0	525	$750	$1.43	5d	1	1.08mi
201 Whitestown Rd Unit 6 Butler, PA	1.0	1.0	—	$725	—	45d	1	1.10mi
206 Litman Rd Butler, PA	1.0–2.0	1.0	800	$1,170	$1.46	2d	3	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $2,450,000 Active 212 DOM
2. 2026-06-17
   days on market $2,450,000 Active 211 DOM
3. 2026-06-16
   days on market $2,450,000 Active 210 DOM
4. 2026-06-15
   days on market $2,450,000 Active 209 DOM
5. 2026-06-13
   days on market $2,450,000 Active 207 DOM
6. 2026-06-13
   days on market $2,450,000 Active 206 DOM
7. 2026-06-09
   days on market $2,450,000 Active 203 DOM
8. 2026-06-08
   days on market $2,450,000 Active 202 DOM
9. 2026-06-07
   days on market $2,450,000 Active 201 DOM
10. 2026-06-03
    days on market $2,450,000 Active 197 DOM
11. 2026-06-02
    days on market $2,450,000 Active 196 DOM
12. 2026-06-01
    days on market $2,450,000 Active 195 DOM
13. 2026-05-31
    days on market $2,450,000 Active 194 DOM
14. 2026-03-18
    status Active 603-char remark

    Show marketing remark (603 chars)

    325 W. Jefferson St. in Butler, PA is a well-kept, brick-construction building featuring 42 total units and a strong 93% occupancy rate. The property benefits from several long-term tenants, reflecting its stability and consistent rental demand. Its solid build and straightforward layout make the building easy to manage and reliably rentable. Additional income opportunities include coin-operated laundry facilities and on-site storage units that can be leased for extra revenue. Located in the heart of Butler, this property is convenient to shopping, restaurants, public transportation & more.

15. 2026-03-18
    price $2,450,000 603-char remark

    Show marketing remark (603 chars)

    325 W. Jefferson St. in Butler, PA is a well-kept, brick-construction building featuring 42 total units and a strong 93% occupancy rate. The property benefits from several long-term tenants, reflecting its stability and consistent rental demand. Its solid build and straightforward layout make the building easy to manage and reliably rentable. Additional income opportunities include coin-operated laundry facilities and on-site storage units that can be leased for extra revenue. Located in the heart of Butler, this property is convenient to shopping, restaurants, public transportation & more.

16. 2026-02-12
    historical Contingent 603-char remark

    Show marketing remark (603 chars)

    325 W. Jefferson St. in Butler, PA is a well-kept, brick-construction building featuring 42 total units and a strong 93% occupancy rate. The property benefits from several long-term tenants, reflecting its stability and consistent rental demand. Its solid build and straightforward layout make the building easy to manage and reliably rentable. Additional income opportunities include coin-operated laundry facilities and on-site storage units that can be leased for extra revenue. Located in the heart of Butler, this property is convenient to shopping, restaurants, public transportation & more.

17. 2026-02-07
    price $2,700,000 603-char remark

    Show marketing remark (603 chars)

    325 W. Jefferson St. in Butler, PA is a well-kept, brick-construction building featuring 42 total units and a strong 93% occupancy rate. The property benefits from several long-term tenants, reflecting its stability and consistent rental demand. Its solid build and straightforward layout make the building easy to manage and reliably rentable. Additional income opportunities include coin-operated laundry facilities and on-site storage units that can be leased for extra revenue. Located in the heart of Butler, this property is convenient to shopping, restaurants, public transportation & more.

18. 2025-11-18
    listed $3,000,000 Active 603-char remark

    Show marketing remark (603 chars)

    325 W. Jefferson St. in Butler, PA is a well-kept, brick-construction building featuring 42 total units and a strong 93% occupancy rate. The property benefits from several long-term tenants, reflecting its stability and consistent rental demand. Its solid build and straightforward layout make the building easy to manage and reliably rentable. Additional income opportunities include coin-operated laundry facilities and on-site storage units that can be leased for extra revenue. Located in the heart of Butler, this property is convenient to shopping, restaurants, public transportation & more.

ⓘ 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: $11,019 · $918/mo
• Projected year-2 tax: $24,864 · $2,072/mo
• Expected delta: +$13,846/yr (+$1,154/mo · 125.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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: $437,544
• − Mortgage interest: −$137,238
• − Property taxes: −$11,019
• − Insurance: −$13,048
• − Repairs & maintenance: −$35,004
• − Management: −$35,004
• − Depreciation: −$71,273
• Taxable income: $134,960
• Est. tax owed @ 24.0%: −$32,390
• After-tax cash flow: $135,027/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

-18.3% since first listed

5 events — show timeline

• 2026-03-18 Relisted — West Penn MLS
• 2026-03-18 Price Changed $2,450,000 West Penn MLS
• 2026-02-12 Contingent — West Penn MLS
• 2026-02-07 Price Changed $2,700,000 West Penn MLS
• 2025-11-18 Listed $3,000,000 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $11,019 · -6.3% YoY. Source: county tax records.