623 Bessemer Ave · Butler, PA 16045

$270,000

3 bd · 1.0 ba · 2,832 sqft · MultiFamily public records · 171 Days on market

Built 1900 5,662 sqft lot ↓ 10% 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 +6.1/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 5 units. confirmed

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

623 Bessemer Ave. is a fully occupied 5-Unit Property located in Lyndora. The property is 100% occupied and consistently leased, generating $8790.00 in quarterly rental income, or $35,160.00 annually. With a strong and reliable income stream, the 5-unit produces an approximate Net Operating Income (NOI) of $31,615.24 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

Key facts

• 5,662 sq ft lot
• Built 1900
• Listed 171 days

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $358/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 11 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

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.1% local appreciation)).
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.62% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.43%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $155,844
• List price: $270,000
• Delta: 73.25%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 2.78×
• Total profit: $134,244
• Equity at exit: $108,325

10-year hold

• IRR: 33.9%
• Equity multiple: 5.42×
• Total profit: $333,843
• Equity at exit: $157,408

Cash invested: $75,600 (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 16045

• Home prices YoY: 2.0%
• Active inventory: 11
• Price-to-rent: 25.7×

Monthly cashflow live

• Estimated rent: $4,369 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$917
• Net cashflow: $1,791

Break-even live

Break-even rent $2,102

Max offer price $270,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$4,370
Total (5 units)			$4,369

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Virginia Ave Unit 3 Butler, PA	3.0	1.0	3792	$899	$0.24	10d	1	1.28mi
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	12d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $270,000 Active 171 DOM
2. 2026-06-17
   days on market $270,000 Active 170 DOM
3. 2026-06-16
   days on market $270,000 Active 169 DOM
4. 2026-06-15
   days on market $270,000 Active 168 DOM
5. 2026-06-13
   days on market $270,000 Active 166 DOM
6. 2026-06-13
   days on market $270,000 Active 165 DOM
7. 2026-06-09
   days on market $270,000 Active 162 DOM
8. 2026-06-08
   days on market $270,000 Active 161 DOM
9. 2026-06-07
   days on market $270,000 Active 160 DOM
10. 2026-06-03
    days on market $270,000 Active 156 DOM
11. 2026-06-02
    days on market $270,000 Active 155 DOM
12. 2026-06-01
    days on market $270,000 Active 154 DOM
13. 2026-05-31
    days on market $270,000 Active 153 DOM
14. 2026-03-18
    price $270,000 436-char remark

    Show marketing remark (436 chars)

    623 Bessemer Ave. is a fully occupied 5-Unit Property located in Lyndora. The property is 100% occupied and consistently leased, generating $8790.00 in quarterly rental income, or $35,160.00 annually. With a strong and reliable income stream, the 5-unit produces an approximate Net Operating Income (NOI) of $31,615.24 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

15. 2025-12-28
    listed $300,000 Active 436-char remark

    Show marketing remark (436 chars)

    623 Bessemer Ave. is a fully occupied 5-Unit Property located in Lyndora. The property is 100% occupied and consistently leased, generating $8790.00 in quarterly rental income, or $35,160.00 annually. With a strong and reliable income stream, the 5-unit produces an approximate Net Operating Income (NOI) of $31,615.24 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $2,925 · $244/mo
• Expected delta: +$1,341/yr (+$112/mo · 84.6%)

ⓘ 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 ≥94°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,428
• − Mortgage interest: −$15,124
• − Property taxes: −$1,585
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,194
• − Management: −$4,194
• − Depreciation: −$7,855
• Taxable income: $18,126
• Est. tax owed @ 24.0%: −$4,350
• After-tax cash flow: $17,142/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: Homeacre-Lyndora, PA
• City population: 39,234
• Population (ZIP): 1,109

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 (95%)
• Race & ethnicity: White 95% Black 4% Two or more races 1%
• Common ancestry: Romanian 25% Lithuanian 10% Italian 4%

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: ▲ 2.12%
• Current HPI: 108.3087
• 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

-10.0% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $270,000 West Penn MLS
• 2025-12-28 Listed $300,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $1,585 · +0.0% YoY. Source: county tax records.