328 W Cunningham St · Butler, PA 16001

$135,000

4 bd · 2.0 ba · — sqft · MultiFamily · 171 Days on market

Built 1890 Fair condition 3,902 sqft lot Est $156k · 13% under ↓ 10% 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
• ARV discount +13.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

328 W. Cunningham St. is a fully occupied duplex located in the heart of Butler. The property is 100% occupied and consistently leased, generating $5,100.00 in monthly rental income, or $20,400.00 annually. With a strong and reliable income stream, the duplex produces an approximate Net Operating Income (NOI) of $17,114.53 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

Key facts

• 3,902 sq ft lot
• 2 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive. Per door: $307/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.45% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (median comp): $155,844
• List price: $135,000
• Delta: -13.37%
• Verdict: UNDERPRICED
• 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	0.26mi	4/2.0	—	6mo	$111,000	—	70
400 W New Castle St	0.13mi	4/4.0	—	10mo	$125,000	—	66
332 S Main St	0.29mi	4/3.0	—	7mo	$189,900	—	64
218 W Brady St	0.28mi	4/3.0	—	10mo	$113,500	—	62
313 Mercer St	0.54mi	4/2.0	—	1mo	$146,000	—	62
621/623 W Penn St	0.44mi	4/2.0	—	8mo	$90,500	—	60
120 S Washington St	0.17mi	3/4.0 (-1)	—	9mo	$375,000	—	59
198 W Pearl St	0.51mi	4/2.0	—	10mo	$40,000	—	56
401 N Mckean St	0.50mi	5/2.0 (+1)	—	7mo	$145,000	—	53
207/209 South Monroe St	0.65mi	4/2.0	—	8mo	$150,000	—	50
221 Brown Ave	0.73mi	4/2.0	—	6mo	$144,900	—	49
208 Spang Ave	0.69mi	4/2.0	—	10mo	$120,000	—	47

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: 17.1%
• Equity multiple: 1.73×
• Total profit: $27,654
• Equity at exit: $20,129

10-year hold

• IRR: 29.0%
• Equity multiple: 4.22×
• Total profit: $121,730
• Equity at exit: $11,672

Cash invested: $37,800 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $615

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 64%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,960
Total (2 units)			$1,959

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 N Chestnut St Unit 1/2 Butler, PA	3.0	1.0	—	$1,095	—	44d	1	0.14mi
340 Virginia Ave Unit 3 Butler, PA	3.0	1.0	3792	$899	$0.24	11d	1	0.24mi
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	12d	1	0.28mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	0.30mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	0.31mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	24d	1	0.48mi
715 New Castle St Butler, PA	3.0	1.0	—	$950	—	24d	1	0.48mi
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	0.71mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	12d	1	0.80mi

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 171 DOM
2. 2026-06-17
   days on market $135,000 Active 170 DOM
3. 2026-06-16
   days on market $135,000 Active 169 DOM
4. 2026-06-15
   days on market $135,000 Active 168 DOM
5. 2026-06-13
   days on market $135,000 Active 166 DOM
6. 2026-06-13
   days on market $135,000 Active 165 DOM
7. 2026-06-09
   days on market $135,000 Active 162 DOM
8. 2026-06-08
   days on market $135,000 Active 161 DOM
9. 2026-06-07
   days on market $135,000 Active 160 DOM
10. 2026-06-03
    days on market $135,000 Active 156 DOM
11. 2026-06-02
    days on market $135,000 Active 155 DOM
12. 2026-06-01
    days on market $135,000 Active 154 DOM
13. 2026-05-31
    days on market $135,000 Active 153 DOM
14. 2026-03-18
    price $135,000 442-char remark

    Show marketing remark (442 chars)

    328 W. Cunningham St. is a fully occupied duplex located in the heart of Butler. The property is 100% occupied and consistently leased, generating $5,100.00 in monthly rental income, or $20,400.00 annually. With a strong and reliable income stream, the duplex produces an approximate Net Operating Income (NOI) of $17,114.53 per year. Its central location and stable tenancy make this a solid investment opportunity with dependable cash flow.

15. 2025-12-28
    listed $150,000 Active 442-char remark

    Show marketing remark (442 chars)

    328 W. Cunningham St. is a fully occupied duplex located in the heart of Butler. The property is 100% occupied and consistently leased, generating $5,100.00 in monthly rental income, or $20,400.00 annually. With a strong and reliable income stream, the duplex produces an approximate Net Operating Income (NOI) of $17,114.53 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.

Taxation est. · year 1

• Rental income: $23,508
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$3,927
• Taxable income: $5,557
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $6,042/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This fully occupied duplex requires moderate renovations to improve its exterior and interior conditions, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling paint
• Major wooden stairs — Worn-out and potentially unsafe
• Major interior walls — Painted walls with visible wear

Value-add opportunities

• Both repair exterior siding and paint — Enhances curb appeal and property value
• Both repair wooden stairs — Improves safety and property value
• Both paint interior walls — Enhances interior appearance and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
exterior paint · Peeling paint	Major	$15,000–50,000
wooden stairs · Worn-out and potentially unsafe	Major	$15,000–50,000
interior walls · Painted walls with visible wear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair exterior siding and paint — Enhances curb appeal and property value ↑
• Both repair wooden stairs — Improves safety and property value ↑
• Both paint interior walls — Enhances interior appearance and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.0% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $135,000 West Penn MLS
• 2025-12-28 Listed $150,000 West Penn MLS