122 W Quarry St · Butler, PA 16001

$162,000

3 bd · 3.0 ba · 1,663 sqft · MultiFamily public records · 174 Days on market

Built 1900 5,662 sqft lot Est $156k · at est.

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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 +5.7/15.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

122 Quarry is a fully occupied triplex located in Butler. The property is 100% occupied and consistently leased, generating $7,650.00 in quarterly rental income, or $30,600.00 annually. With a strong and reliable income stream, the triplex produces an approximate Net Operating Income (NOI) of $27,107.42 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 174 days

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $162k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $516/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 6.2% 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+, housing 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.
• Zoned schools: Butler Area Ihs (math 25% / reading 55%, grade F, #257 of 512 statewide, top 52%, 1,342 students, 47% FRL); Butler Area Shs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,989 students, 31% FRL).
• Market conditions: Rents rising fast (+20.4%/yr); 206 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• At $3,351/mo this rent would consume 63% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $162k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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: 2.07% ✓
• Cap rate: 17.77%
• Cash-on-cash: 40.99%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $155,844
• List price: $162,000
• Delta: 3.95%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 43.0%
• Equity multiple: 2.99×
• Total profit: $90,174
• Equity at exit: $24,155

10-year hold

• IRR: 51.4%
• Equity multiple: 7.31×
• Total profit: $286,339
• Equity at exit: $14,007

Cash invested: $45,360 (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: 12.1×

Monthly cashflow live

• Estimated rent: $3,351 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$181 /mo · $2,171/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $1,549

Break-even live

Break-even rent $1,390

Max offer price $162,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,641	-5% $1,595	+0% $1,549	+5% $1,503	+10% $1,458
Rent	-10% $1,285	-5% $1,417	+0% $1,549	+5% $1,682	+10% $1,814
Rate	-1.0pp $1,631	-0.5pp $1,591	base $1,549	+0.5pp $1,507	+1.0pp $1,465

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,351
Total (3 units)			$3,351

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	14d	1	0.50mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	25d	1	0.62mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	3d	2	0.88mi

Listing history 17 events

1. 2026-06-21
   days on market $162,000 Active 174 DOM
2. 2026-06-18
   days on market $162,000 Active 171 DOM
3. 2026-06-17
   days on market $162,000 Active 170 DOM
4. 2026-06-16
   days on market $162,000 Active 169 DOM
5. 2026-06-15
   days on market $162,000 Active 168 DOM
6. 2026-06-13
   days on market $162,000 Active 166 DOM
7. 2026-06-13
   days on market $162,000 Active 165 DOM
8. 2026-06-09
   days on market $162,000 Active 162 DOM
9. 2026-06-08
   days on market $162,000 Active 161 DOM
10. 2026-06-07
    days on market $162,000 Active 160 DOM
11. 2026-06-03
    days on market $162,000 Active 156 DOM
12. 2026-06-02
    days on market $162,000 Active 155 DOM
13. 2026-06-01
    days on market $162,000 Active 154 DOM
14. 2026-05-31
    days on market $162,000 Active 153 DOM
15. 2026-03-18
    price $162,000 422-char remark

    Show marketing remark (422 chars)

    122 Quarry is a fully occupied triplex located in Butler. The property is 100% occupied and consistently leased, generating $7,650.00 in quarterly rental income, or $30,600.00 annually. With a strong and reliable income stream, the triplex produces an approximate Net Operating Income (NOI) of $27,107.42 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

16. 2025-12-28
    listed $179,900 Active 422-char remark

    Show marketing remark (422 chars)

    122 Quarry is a fully occupied triplex located in Butler. The property is 100% occupied and consistently leased, generating $7,650.00 in quarterly rental income, or $30,600.00 annually. With a strong and reliable income stream, the triplex produces an approximate Net Operating Income (NOI) of $27,107.42 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

17. 2010-10-07
    soldstatus $82,000

ⓘ 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: $2,171 · $181/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$194/yr (+$16/mo · 9.0%)

ⓘ 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
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,212
• − Mortgage interest: −$9,075
• − Property taxes: −$2,171
• − Insurance: −$810
• − Repairs & maintenance: −$3,217
• − Management: −$3,217
• − Depreciation: −$4,713
• Taxable income: $17,010
• Est. tax owed @ 24.0%: −$4,082
• After-tax cash flow: $14,510/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

+97.6% since first listed

3 events — show timeline

• 2026-03-18 Price Changed $162,000 West Penn MLS
• 2025-12-28 Listed $179,900 West Penn MLS
• 2010-10-07 Sold (Public Records) $82,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $2,171 · -6.3% YoY. Source: county tax records.