328 W New Castle · Butler, PA 16001

$58,000

4 bd · 1.5 ba · 2,448 sqft · SingleFamily public records · 142 Days on market

Built 1900 4,791 sqft lot $24/sqft · 57% below area Est $112k · 48% under ↓ 40% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Just two blocks from Main Street in Butler, this home boasts a great location and plenty of charm. Walk to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, and more. This spacious home offers 3 bedrooms with the flexibility to add a 4th on the main level, plus a lovely backyard perfect for relaxing or entertaining. The enclosed front porch functions as a bright sunroom and features a metal roof added in 2019. Major updates include a new kitchen roof (2023), updated front and side gutters and downspouts, and the original slate roof over the main house. Hardwood floors throughout the main level continue under the carpet upstairs. The basement includes egress options and floor stabilizers—ideal for future finishing. Whether you’re searching for an affordable primary residence or a strong investment opportunity, this home checks all the boxes.

Key facts

• Metal roof
• New kitchen roof
• Lovely backyard

Tags

• LOVELY BACKYARD
• ENCLOSED FRONT PORCH
• METAL ROOF
• NEW KITCHEN ROOF
• UPDATED GUTTERS
• ORIGINAL SLATE ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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: 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 $401 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.59% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.13%
• DSCR: 3.23
• GRM: 3.2

CMA / ARV

• ARV (median comp): $111,777
• List price: $58,000
• Delta: -48.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 New Castle St	0.01mi	5/2.0 (+1)	2,426 (-1%)	6mo	$25,500	$11	86
321 W Fulton St	0.38mi	3/1.0 (-1)	2,392 (-2%)	14mo	$110,000	$46	60
406 Mercer St	0.59mi	3/1.5 (-1)	2,496 (+2%)	15mo	$185,000	$74	52
453 E Pearl St	0.70mi	4/2.0	2,208 (-10%)	3mo	$195,000	$88	47
110 Fairview Ave	0.67mi	4/2.0	2,278 (-7%)	23mo	$229,000	$101	36
115 Mcclain Ave	0.67mi	4/1.5	2,124 (-13%)	14mo	$115,000	$54	35

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: 54.0%
• Equity multiple: 3.58×
• Total profit: $41,846
• Equity at exit: $8,648

10-year hold

• IRR: 61.3%
• Equity multiple: 8.92×
• Total profit: $128,611
• Equity at exit: $5,015

Cash invested: $16,240 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,504 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $678

Break-even live

Break-even rent $645

Max offer price $58,000

Occupancy floor 50%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	12d	1	0.40mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	12d	1	0.90mi

Listing history 24 events

1. 2026-06-18
   days on market $58,000 Active 142 DOM
2. 2026-06-17
   days on market $58,000 Active 141 DOM
3. 2026-06-16
   days on market $58,000 Active 140 DOM
4. 2026-06-15
   days on market $58,000 Active 139 DOM
5. 2026-06-13
   days on market $58,000 Active 137 DOM
6. 2026-06-13
   days on market $58,000 Active 136 DOM
7. 2026-06-09
   days on market $58,000 Active 133 DOM
8. 2026-06-08
   days on market $58,000 Active 132 DOM
9. 2026-06-07
   days on market $58,000 Active 131 DOM
10. 2026-06-03
    days on market $58,000 Active 127 DOM
11. 2026-06-02
    days on market $58,000 Active 126 DOM
12. 2026-06-01
    days on market $58,000 Active 125 DOM
13. 2026-05-31
    days on market $58,000 Active 124 DOM
14. 2026-04-18
    price $58,000 902-char remark

    Show marketing remark (902 chars)

    Just two blocks from Main Street in Butler, this home boasts a great location and plenty of charm. Walk to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, and more. This spacious home offers 3 bedrooms with the flexibility to add a 4th on the main level, plus a lovely backyard perfect for relaxing or entertaining. The enclosed front porch functions as a bright sunroom and features a metal roof added in 2019. Major updates include a new kitchen roof (2023), updated front and side gutters and downspouts, and the original slate roof over the main house. Hardwood floors throughout the main level continue under the carpet upstairs. The basement includes egress options and floor stabilizers—ideal for future finishing. Whether you’re searching for an affordable primary residence or a strong investment opportunity, this home checks all the boxes.

15. 2026-04-02
    price $60,000 902-char remark

    Show marketing remark (902 chars)

    Just two blocks from Main Street in Butler, this home boasts a great location and plenty of charm. Walk to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, and more. This spacious home offers 3 bedrooms with the flexibility to add a 4th on the main level, plus a lovely backyard perfect for relaxing or entertaining. The enclosed front porch functions as a bright sunroom and features a metal roof added in 2019. Major updates include a new kitchen roof (2023), updated front and side gutters and downspouts, and the original slate roof over the main house. Hardwood floors throughout the main level continue under the carpet upstairs. The basement includes egress options and floor stabilizers—ideal for future finishing. Whether you’re searching for an affordable primary residence or a strong investment opportunity, this home checks all the boxes.

16. 2026-02-12
    status Active 902-char remark

    Show marketing remark (902 chars)

    Just two blocks from Main Street in Butler, this home boasts a great location and plenty of charm. Walk to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, and more. This spacious home offers 3 bedrooms with the flexibility to add a 4th on the main level, plus a lovely backyard perfect for relaxing or entertaining. The enclosed front porch functions as a bright sunroom and features a metal roof added in 2019. Major updates include a new kitchen roof (2023), updated front and side gutters and downspouts, and the original slate roof over the main house. Hardwood floors throughout the main level continue under the carpet upstairs. The basement includes egress options and floor stabilizers—ideal for future finishing. Whether you’re searching for an affordable primary residence or a strong investment opportunity, this home checks all the boxes.

17. 2026-02-08
    historical Contingent 902-char remark

    Show marketing remark (902 chars)

    Just two blocks from Main Street in Butler, this home boasts a great location and plenty of charm. Walk to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, and more. This spacious home offers 3 bedrooms with the flexibility to add a 4th on the main level, plus a lovely backyard perfect for relaxing or entertaining. The enclosed front porch functions as a bright sunroom and features a metal roof added in 2019. Major updates include a new kitchen roof (2023), updated front and side gutters and downspouts, and the original slate roof over the main house. Hardwood floors throughout the main level continue under the carpet upstairs. The basement includes egress options and floor stabilizers—ideal for future finishing. Whether you’re searching for an affordable primary residence or a strong investment opportunity, this home checks all the boxes.

18. 2026-01-27
    listed $62,500 Active 902-char remark

    Show marketing remark (902 chars)

    Just two blocks from Main Street in Butler, this home boasts a great location and plenty of charm. Walk to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, and more. This spacious home offers 3 bedrooms with the flexibility to add a 4th on the main level, plus a lovely backyard perfect for relaxing or entertaining. The enclosed front porch functions as a bright sunroom and features a metal roof added in 2019. Major updates include a new kitchen roof (2023), updated front and side gutters and downspouts, and the original slate roof over the main house. Hardwood floors throughout the main level continue under the carpet upstairs. The basement includes egress options and floor stabilizers—ideal for future finishing. Whether you’re searching for an affordable primary residence or a strong investment opportunity, this home checks all the boxes.

19. 2025-12-11
    price $62,500 753-char remark

    Show marketing remark (753 chars)

    Fantastic opportunity just two blocks from Main Street in Butler—walkable to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, & much more. This spacious home offers 3 bedrooms with the option to add a 4th on the main level. The enclosed front porch serves as a sunroom with a metal roof added in 2019. Kitchen roof replaced in 2023; original slate roof remains over the main house. Front and side gutters/downspouts have also been updated. Hardwood floors throughout the main level and under the carpet upstairs. Basement features egress options and floor stabilizers, offering great potential for finishing. Whether you’re looking for a project or an investment, this home is full of opportunity.

20. 2025-11-20
    price $65,000 753-char remark

    Show marketing remark (753 chars)

    Fantastic opportunity just two blocks from Main Street in Butler—walkable to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, & much more. This spacious home offers 3 bedrooms with the option to add a 4th on the main level. The enclosed front porch serves as a sunroom with a metal roof added in 2019. Kitchen roof replaced in 2023; original slate roof remains over the main house. Front and side gutters/downspouts have also been updated. Hardwood floors throughout the main level and under the carpet upstairs. Basement features egress options and floor stabilizers, offering great potential for finishing. Whether you’re looking for a project or an investment, this home is full of opportunity.

21. 2025-11-09
    price $69,999 753-char remark

    Show marketing remark (753 chars)

    Fantastic opportunity just two blocks from Main Street in Butler—walkable to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, & much more. This spacious home offers 3 bedrooms with the option to add a 4th on the main level. The enclosed front porch serves as a sunroom with a metal roof added in 2019. Kitchen roof replaced in 2023; original slate roof remains over the main house. Front and side gutters/downspouts have also been updated. Hardwood floors throughout the main level and under the carpet upstairs. Basement features egress options and floor stabilizers, offering great potential for finishing. Whether you’re looking for a project or an investment, this home is full of opportunity.

22. 2025-10-21
    listed $74,999 Active 753-char remark

    Show marketing remark (753 chars)

    Fantastic opportunity just two blocks from Main Street in Butler—walkable to The Chop Shop, Butler Brew Works, local cafés, boutiques, parks, public transit, & much more. This spacious home offers 3 bedrooms with the option to add a 4th on the main level. The enclosed front porch serves as a sunroom with a metal roof added in 2019. Kitchen roof replaced in 2023; original slate roof remains over the main house. Front and side gutters/downspouts have also been updated. Hardwood floors throughout the main level and under the carpet upstairs. Basement features egress options and floor stabilizers, offering great potential for finishing. Whether you’re looking for a project or an investment, this home is full of opportunity.

23. 2025-08-13
    price $74,999
24. 2025-06-20
    listed $95,900 Active

ⓘ 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: $2,176 · $181/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,046
• − Mortgage interest: −$3,249
• − Property taxes: −$2,176
• − Insurance: −$290
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$1,687
• Taxable income: $7,757
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $6,279/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

-39.5% since first listed

11 events — show timeline

• 2026-04-18 Price Changed $58,000 West Penn MLS
• 2026-04-02 Price Changed $60,000 West Penn MLS
• 2026-02-12 Relisted — West Penn MLS
• 2026-02-08 Contingent — West Penn MLS
• 2026-01-27 Listed $62,500 West Penn MLS
• 2025-12-11 Price Changed $62,500 West Penn MLS
• 2025-11-20 Price Changed $65,000 West Penn MLS
• 2025-11-09 Price Changed $69,999 West Penn MLS
• 2025-10-21 Listed $74,999 West Penn MLS
• 2025-08-13 Price Changed $74,999 West Penn MLS
• 2025-06-20 Listed $95,900 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $2,176 · -6.3% YoY. Source: county tax records.