233 Main St · Bruin, PA 16022

$69,900

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 93 Days on market

Built 1900 0.31 ac lot $42/sqft · 24% below area Est $92k · 24% under ↓ 13% 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
• Appreciation +4.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy the space and comfort of this 4-bedroom, 2-bath home nestled in the peaceful community of Bruin Boro. Featuring an open-concept living room and kitchen, this home offers an inviting layout that’s perfect for both everyday living and entertaining. Convenience is key with first-floor laundry and an attached oversized garage, providing ample room for vehicles, storage, or hobbies. The home also includes a large enclosed porch, offering additional living space with plenty of potential—just waiting for your finishing touches to make it shine. This property provides the tranquility of rural living while still being within a reasonable drive to nearby amenities. With solid features and room to add value, this home is a great opportunity for buyers looking to personalize their space.

Key facts

• Large enclosed porch
• First-floor laundry
• 0.31 acre lot

Tags

• OPEN-CONCEPT LIVING ROOM
• FIRST-FLOOR LAUNDRY
• ATTACHED OVERSIZED GARAGE
• LARGE ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,213 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $483 of loan paydown is wiped out by about $971 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 (-1.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.12%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $91,936
• List price: $69,900
• Delta: -23.97%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Main St	0.10mi	3/1.0	1,500 (-11%)	20mo	$57,000	$38	61
129 Main St	0.23mi	4/1.0 (+1)	1,504 (-10%)	9mo	$27,000	$18	60

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

Projected returns pro-forma

-1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.22×
• Total profit: $23,795
• Equity at exit: $15,577

10-year hold

• IRR: 32.4%
• Equity multiple: 4.28×
• Total profit: $64,254
• Equity at exit: $15,276

Cash invested: $19,572 (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 16022

• Home prices YoY: -1.6%
• Active inventory: 4
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,239 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$108 /mo · $1,300/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $475

Break-even live

Break-even rent $638

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 93 DOM
2. 2026-06-17
   days on market $69,900 Active 92 DOM
3. 2026-06-16
   days on market $69,900 Active 91 DOM
4. 2026-06-15
   days on market $69,900 Active 90 DOM
5. 2026-06-13
   days on market $69,900 Active 88 DOM
6. 2026-06-12
   days on market $69,900 Active 87 DOM
7. 2026-06-09
   days on market $69,900 Active 84 DOM
8. 2026-06-08
   days on market $69,900 Active 83 DOM
9. 2026-06-08
   days on market $69,900 Active 82 DOM
10. 2026-06-07
    days on market $69,900 Active 81 DOM
11. 2026-06-04
    days on market $69,900 Active 78 DOM
12. 2026-06-02
    days on market $69,900 Active 77 DOM
13. 2026-06-01
    days on market $69,900 Active 76 DOM
14. 2026-05-31
    days on market $69,900 Active 75 DOM
15. 2026-05-15
    price $69,900 804-char remark

    Show marketing remark (804 chars)

    Enjoy the space and comfort of this 4-bedroom, 2-bath home nestled in the peaceful community of Bruin Boro. Featuring an open-concept living room and kitchen, this home offers an inviting layout that’s perfect for both everyday living and entertaining. Convenience is key with first-floor laundry and an attached oversized garage, providing ample room for vehicles, storage, or hobbies. The home also includes a large enclosed porch, offering additional living space with plenty of potential—just waiting for your finishing touches to make it shine. This property provides the tranquility of rural living while still being within a reasonable drive to nearby amenities. With solid features and room to add value, this home is a great opportunity for buyers looking to personalize their space.

16. 2026-03-17
    listed $79,900 Active 804-char remark

    Show marketing remark (804 chars)

    Enjoy the space and comfort of this 4-bedroom, 2-bath home nestled in the peaceful community of Bruin Boro. Featuring an open-concept living room and kitchen, this home offers an inviting layout that’s perfect for both everyday living and entertaining. Convenience is key with first-floor laundry and an attached oversized garage, providing ample room for vehicles, storage, or hobbies. The home also includes a large enclosed porch, offering additional living space with plenty of potential—just waiting for your finishing touches to make it shine. This property provides the tranquility of rural living while still being within a reasonable drive to nearby amenities. With solid features and room to add value, this home is a great opportunity for buyers looking to personalize their space.

ⓘ 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: $1,300 · $108/mo
• Projected year-2 tax: $1,300 · $108/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,869
• − Mortgage interest: −$3,915
• − Property taxes: −$1,300
• − Insurance: −$350
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$2,033
• Taxable income: $4,892
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,524/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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — Bruin

• Score: 64/100
• State rank: #1213
• US rank: #14343

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bruin, PA
• City population: 296
• Population (ZIP): 296

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 (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 2%
• Languages at home: 99% 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: ▼ -1.39%
• Current HPI: 86.5215
• 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

-12.5% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $69,900 West Penn MLS
• 2026-03-17 Listed $79,900 West Penn MLS

Property tax history

+3.4%/yr

Latest (2026): $1,300 · +1.9% YoY. Source: county tax records.