4114 Miller St · Meridian, PA 16001

$129,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.53 ac lot

---

Why this score? — see what drove the C- 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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• 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

PRESENTLY SET UP FOR HANDICAP PERSON WITH LEFT. MARBLE SILLS, 1ST FL LAUNDRY, NEWER WINDOWS, FURNCE, H. W. TANK,

Key facts

• Covered front porch
• Detached garage
• Concrete parking pad

Tags

• DETACHED GARAGE
• CONCRETE PARKING PAD
• COVERED FRONT PORCH
• HANDICAP ACCESSIBLE RAMP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads 71/100 on livability (#677 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, health & safety C-, amenities 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; 2 comparable units currently listed for rent nearby; 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 $898 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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.
• Current owner paid $78k; list at $130k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $296,448
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4114 Miller St	0.00mi	3/1.0	1,536 (0%)	1mo	$115,000	$75	99
108 Buttercup Rd	0.35mi	3/2.0	1,524 (-1%)	14mo	$399,900	$262	67
224 Meridian Rd	0.60mi	3/1.5	1,568 (+2%)	13mo	$279,900	$179	56
115 Woodlawn Rd	0.31mi	3/2.5	1,680 (+9%)	12mo	$308,000	$183	54
119 40th St	0.62mi	3/2.0	1,635 (+6%)	4mo	$314,900	$193	53
508 Meridian Rd	0.58mi	3/2.5	1,665 (+8%)	2mo	$335,000	$201	52
119 Silver Dr	0.55mi	3/1.5	1,440 (-6%)	20mo	$290,000	$201	45
125 Silver Dr	0.54mi	3/3.0	1,456 (-5%)	20mo	$372,000	$255	41
516 S Eberhart Rd	0.60mi	3/2.0	1,670 (+9%)	16mo	$339,900	$204	40
506 Meridian Rd	0.56mi	4/2.0 (+1)	1,680 (+9%)	12mo	$186,000	$111	39
503 Kerry Dr	0.75mi	3/1.0	1,358 (-12%)	18mo	$230,000	$169	31

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,891
• Equity at exit: $19,369

10-year hold

• IRR: 10.6%
• Equity multiple: 2.02×
• Total profit: $36,984
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $129

Break-even live

Break-even rent $1,143

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $203	-5% $166	+0% $129	+5% $92	+10% $56
Rent	-10% $26	-5% $78	+0% $129	+5% $181	+10% $232
Rate	-1.0pp $195	-0.5pp $162	base $129	+0.5pp $96	+1.0pp $61

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Ridge Dr Butler, PA	3.0	1.5	1120	$1,500	$1.34	2d	1	1.11mi
468 Whitestown Rd Unit A Meridian, PA	3.0	1.5	1210	$1,400	$1.16	44d	1	1.15mi

Listing history 4 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   listed $129,900 Active
3. 1997-10-16
   soldstatus $78,000 112-char remark

   Show marketing remark (112 chars)

   PRESENTLY SET UP FOR HANDICAP PERSON WITH LEFT. MARBLE SILLS, 1ST FL LAUNDRY, NEWER WINDOWS, FURNCE, H. W. TANK,

4. 1997-08-28
   listed $79,900 112-char remark

   Show marketing remark (112 chars)

   PRESENTLY SET UP FOR HANDICAP PERSON WITH LEFT. MARBLE SILLS, 1ST FL LAUNDRY, NEWER WINDOWS, FURNCE, H. W. TANK,

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $2,031 · $169/mo
• Expected delta: +$22/yr (+$2/mo · 1.1%)

ⓘ 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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,676
• − Mortgage interest: −$7,276
• − Property taxes: −$2,009
• − Insurance: −$650
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,779
• Taxable loss: −$546
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $1,682/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 — Meridian

• Score: 71/100
• State rank: #677
• US rank: #6603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridian, PA
• County: Butler County · 73,107 people
• 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

+62.6% since first listed

4 events — show timeline

• 2026-04-23 Pending — West Penn MLS
• 2026-04-20 Listed $129,900 West Penn MLS
• 1997-10-16 Sold (MLS) $78,000 West Penn MLS
• 1997-08-28 Listed $79,900 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $2,009 · +0.0% YoY. Source: county tax records.