209 Penn Ave · Butler, PA 16045

$89,900

2 bd · 1.5 ba · 760 sqft · SingleFamily · 14 Days on market

Built 1967 2,613 sqft lot Est $87k · at est.

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Why this score? — see what drove the C 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 +21.5/30.0
• DSCR +6.9/10.0
• Appreciation +6.1/10.0
• ARV discount +5.8/15.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CHARMER INSIDE UPDATED NEWER KITCHEN LOTS OF WOODWORK -MUST SEE INSIDE - CONFIRM SHOW WITH OWNER - DOG

Key facts

• Two closets
• Walkout door
• Front porch

Tags

• FRONT PORCH
• UPDATED KITCHEN
• STEP-IN SHOWER
• TWO CLOSETS
• ELECTRIC FIREPLACE
• WALKOUT DOOR

Property features AI

Exterior

• Parking: Off-street parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: 25 x 110 lot dimensions

Interior

• Kitchen: Stove; Refrigerator; Some gas appliances
• Bedrooms: Bedroom 2 on lower level; Total rooms: 7; Has basement
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Window treatments; Hardwood and vinyl flooring
• Laundry & utility: Washer; Dryer; Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (1.6% below list).
• Recommended offer: $88k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $59k; list at $90k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $88,417 (1.6% below list)

Questions for the listing agent

1. Built in 1967 — 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: 0.98% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $86,640
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Whitestown Rd	0.17mi	2/2.0	722 (-5%)	8mo	$82,250	$114	75
157 Whitestown Rd	0.23mi	2/1.0	738 (-3%)	11mo	$120,000	$163	73
136 Whitestown Rd	0.17mi	2/1.0	840 (+10%)	10mo	$60,000	$71	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.61×
• Total profit: $15,290
• Equity at exit: $36,068

10-year hold

• IRR: 14.0%
• Equity multiple: 2.89×
• Total profit: $47,676
• Equity at exit: $52,411

Cash invested: $25,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $884 high
• Mortgage (P&I): −$471
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $135

Break-even live

Break-even rent $714

Max offer price $89,900

Occupancy floor 80%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Bessemer Ave Apt 10 Lyndora, PA	1.0	1.0	525	$750	$1.43	4d	1	0.14mi
206 Litman Rd Butler, PA	1.0–2.0	1.0	800	$1,170	$1.46	1d	3	0.69mi
305 American Ave Butler, PA	2.0	1.0	986	$995	$1.01	43d	1	1.00mi
404 W Cunningham St Butler, PA	2.0	1.0	800	$850	$1.06	43d	1	1.07mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	1.17mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	1.19mi
327 W Brady St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	21d	1	1.24mi
529 Federal St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	43d	1	1.26mi
139 Whitestown Vlg Unit B Butler, PA	3.0	1.0	1000	$1,100	$1.10	3d	1	1.35mi
115 Spring St #1 Butler, PA	2.0	1.0	800	$800	$1.00	43d	1	1.46mi

Listing history 10 events

1. 2026-06-18
   days on market $89,900 Active 14 DOM
2. 2026-06-17
   days on market $89,900 Active 13 DOM
3. 2026-06-16
   days on market $89,900 Active 12 DOM
4. 2026-06-15
   days on market $89,900 Active 11 DOM
5. 2026-06-13
   days on market $89,900 Active 9 DOM
6. 2026-06-13
   days on market $89,900 Active 8 DOM
7. 2026-06-09
   days on market $89,900 Active 5 DOM
8. 2026-06-08
   days on market $89,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $89,900 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: $659 · $55/mo
• Projected year-2 tax: $1,040 · $87/mo
• Expected delta: +$381/yr (+$32/mo · 57.7%)

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

Taxation est. · year 1

• Rental income: $10,610
• − Mortgage interest: −$5,036
• − Property taxes: −$659
• − Insurance: −$450
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,615
• Taxable income: $152
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,579/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

+49.8% since first listed

4 events — show timeline

• 2026-06-03 Listed $89,900 West Penn MLS
• 2002-08-14 Sold (Public Records) $59,000 Public Records
• 2002-08-09 Sold (MLS) $59,000 West Penn MLS
• 2002-06-06 Listed $60,000 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $659 · +0.0% YoY. Source: county tax records.