105 4th Ave · Butler, PA 16001

$99,900

4 bd · 1.0 ba · 1,642 sqft · SingleFamily public records · 17 Days on market

Built 1910 2,613 sqft lot Est $153k · 35% under

---

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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Home Warranty Included! Great city home with large newer kitchn, dining room with hardwood floors, pocket doors, fenced yard, some newer carpet. Very Nice Home! www. visualtour.com/show. asp?T=1335616

Key facts

• Covered front porch
• Two storage sheds
• Off-street parking

Tags

• HARDWOOD FLOORS
• COVERED FRONT PORCH
• FENCED REAR YARD
• TWO STORAGE SHEDS
• OFF-STREET PARKING
• NEW ROOF

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 3-story property; Resale condition; Asphalt roof
• Construction: Full basement
• Exterior features: Lot dimensions approximately 89 x 29; Public transportation nearby

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Upper-level bedrooms (three separate bedrooms on upper level)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas forced air heating; Wall/window air conditioning units
• Interior features: Has basement (full); 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $152,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Miller Ave	0.31mi	3/1.5 (-1)	1,704 (+4%)	4mo	$141,000	$83	69
206 8th Ave	0.20mi	3/2.5 (-1)	1,560 (-5%)	3mo	$210,000	$135	69
218 W Diamond St	0.49mi	3/2.0 (-1)	1,638 (-0%)	1mo	$119,900	$73	67
401 New Castle St	0.30mi	3/2.0 (-1)	1,548 (-6%)	1mo	$119,900	$77	67
410 W Brady St	0.29mi	5/2.0 (+1)	1,584 (-4%)	7mo	$169,900	$107	66
503 Miller Ave	0.38mi	4/2.0	1,500 (-9%)	7mo	$165,000	$110	58
219 Federal St	0.50mi	5/3.0 (+1)	1,644 (+0%)	8mo	$130,000	$79	57
814 Wood St	0.35mi	3/1.5 (-1)	1,810 (+10%)	7mo	$135,000	$75	54
306 Virginia Ave	0.54mi	5/2.0 (+1)	1,500 (-9%)	4mo	$39,000	$26	48
230 W Fulton St	0.57mi	3/1.5 (-1)	1,800 (+10%)	3mo	$185,000	$103	48
445 Miller Ave	0.36mi	3/2.0 (-1)	1,872 (+14%)	7mo	$174,000	$93	45
224 W Pearl St	0.54mi	3/2.5 (-1)	1,872 (+14%)	2mo	$225,000	$120	39

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: 13.2%
• Equity multiple: 1.56×
• Total profit: $15,549
• Equity at exit: $14,895

10-year hold

• IRR: 25.5%
• Equity multiple: 3.76×
• Total profit: $77,072
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,009/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $389

Break-even live

Break-even rent $822

Max offer price $99,900

Occupancy floor 65%

Sensitivity live

Price	-10% $446	-5% $418	+0% $389	+5% $361	+10% $333
Rent	-10% $285	-5% $337	+0% $389	+5% $441	+10% $493
Rate	-1.0pp $440	-0.5pp $415	base $389	+0.5pp $363	+1.0pp $337

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	25d	1	0.70mi
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	14d	1	1.12mi

Listing history 11 events

1. 2026-06-21
   days on market $99,900 Active 17 DOM
2. 2026-06-18
   days on market $99,900 Active 14 DOM
3. 2026-06-17
   days on market $99,900 Active 13 DOM
4. 2026-06-16
   days on market $99,900 Active 12 DOM
5. 2026-06-15
   days on market $99,900 Active 11 DOM
6. 2026-06-13
   days on market $99,900 Active 9 DOM
7. 2026-06-13
   days on market $99,900 Active 8 DOM
8. 2026-06-09
   days on market $99,900 Active 5 DOM
9. 2026-06-08
   days on market $99,900 Active 4 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $99,900 Active 3 DOM

ⓘ 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: $1,009 · $84/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: +$285/yr (+$24/mo · 28.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,780
• − Mortgage interest: −$5,596
• − Property taxes: −$1,009
• − Insurance: −$500
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,906
• Taxable income: $3,245
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $3,892/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

+82.0% since first listed

10 events — show timeline

• 2026-06-02 Listed $99,900 West Penn MLS
• 2008-04-01 Sold (Public Records) $70,000 Public Records
• 2008-03-28 Sold (MLS) $70,000 West Penn MLS
• 2007-12-13 Listed $71,500 West Penn MLS
• 2004-02-05 Sold (Public Records) $58,000 Public Records
• 2004-01-23 Sold (MLS) $58,000 West Penn MLS
• 2003-11-17 Listed $59,900 West Penn MLS
• 2003-01-17 Sold (Public Records) $49,000 Public Records
• 2003-01-16 Sold (MLS) $49,000 West Penn MLS
• 2002-03-02 Listed $54,900 West Penn MLS

Property tax history

+0.6%/yr

Latest (2026): $1,009 · -6.3% YoY. Source: county tax records.