500 Center Ave · Butler, PA 16001

$85,000

3 bd · 2.0 ba · 2,020 sqft · SingleFamily public records · 26 Days on market

Built 1888

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Tons of space, rooms, and possibilities! Huge front covered porch and side porch. Large first floor master with French doors. Open floor plan with tons of space and closets all over. 2nd floor has 3 large bedrooms with high ceilings. 3rd floor has 2 more rooms and more storage closet space. Use your imagination and make it your own! Right off main street and only minutes to Rt 8 and 422 for easy travel!

Key facts

• Huge attic
• First floor laundry
• Walk in closet

Tags

• FIRST FLOOR BEDROOM
• FIRST FLOOR LAUNDRY
• GREAT PANTRY
• WALK IN CLOSET
• HUGE UNFINISHED BASEMENT
• HUGE ATTIC

Property features AI

Exterior

• Home design: Built in 1888; Two-story (implied by year and style)
• Construction: Living area approximately 2020; Historic construction details (original build 1888)
• Exterior features: Located in the South Side subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 6.3% 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 $588 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1888 — 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: 1.59% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.74%
• DSCR: 1.97
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $204,020
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Mcclain Ave	0.26mi	4/1.5 (+1)	2,124 (+5%)	14mo	$115,000	$54	60
404 S Monroe St	0.18mi	4/2.0 (+1)	1,786 (-12%)	19mo	$122,900	$69	52
131 1st St	0.60mi	3/2.0	1,888 (-6%)	14mo	$107,000	$57	49
105 Blackshire Rd	0.69mi	3/2.5	1,792 (-11%)	2mo	$239,500	$134	45
110 Fairview Ave	0.23mi	4/2.0 (+1)	2,278 (+13%)	23mo	$229,000	$101	44
218 Wallula Ave	0.24mi	4/3.5 (+1)	1,728 (-14%)	13mo	$140,000	$81	42
123 W Muntz Ave	0.71mi	4/2.5 (+1)	2,294 (+14%)	4mo	$300,000	$131	34
103 Mcclung Blvd	0.73mi	4/2.0 (+1)	2,288 (+13%)	18mo	$231,000	$101	24

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: 20.2%
• Equity multiple: 1.88×
• Total profit: $20,879
• Equity at exit: $12,674

10-year hold

• IRR: 31.8%
• Equity multiple: 4.62×
• Total profit: $86,241
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $431

Break-even live

Break-even rent $805

Max offer price $85,000

Occupancy floor 63%

Sensitivity live

Price	-10% $479	-5% $455	+0% $431	+5% $407	+10% $383
Rent	-10% $324	-5% $378	+0% $431	+5% $485	+10% $538
Rate	-1.0pp $474	-0.5pp $453	base $431	+0.5pp $409	+1.0pp $387

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Brown Ave Butler, PA	3.0	2.5	1640	$1,500	$0.91	13d	1	0.19mi
414 S Washington St Butler, PA	3.0	1.0	3000	$1,672	$0.56	13d	1	0.56mi

Listing history 36 events

1. 2026-06-21
   days on market $85,000 Active 26 DOM
2. 2026-06-18
   days on market $85,000 Active 23 DOM
3. 2026-06-17
   days on market $85,000 Active 22 DOM
4. 2026-06-16
   days on market $85,000 Active 21 DOM
5. 2026-06-15
   days on market $85,000 Active 20 DOM
6. 2026-06-13
   days on market $85,000 Active 18 DOM
7. 2026-06-13
   days on market $85,000 Active 17 DOM
8. 2026-06-09
   days on market $85,000 Active 14 DOM
9. 2026-06-08
   days on market $85,000 Active 13 DOM
10. 2026-06-07
    days on market $85,000 Active 12 DOM
11. 2026-06-03
    days on market $85,000 Active 8 DOM
12. 2026-06-02
    days on market $85,000 Active 7 DOM
13. 2026-06-01
    days on market $85,000 Active 6 DOM
14. 2026-05-31
    days on market $85,000 Active 5 DOM
15. 2026-05-26
    listed $85,000 Active
16. 2024-10-23
    price $74,600 406-char remark

    Show marketing remark (406 chars)

    Tons of space, rooms, and possibilities! Huge front covered porch and side porch. Large first floor master with French doors. Open floor plan with tons of space and closets all over. 2nd floor has 3 large bedrooms with high ceilings. 3rd floor has 2 more rooms and more storage closet space. Use your imagination and make it your own! Right off main street and only minutes to Rt 8 and 422 for easy travel!

17. 2024-09-13
    listed $74,900 Active 406-char remark

    Show marketing remark (406 chars)

    Tons of space, rooms, and possibilities! Huge front covered porch and side porch. Large first floor master with French doors. Open floor plan with tons of space and closets all over. 2nd floor has 3 large bedrooms with high ceilings. 3rd floor has 2 more rooms and more storage closet space. Use your imagination and make it your own! Right off main street and only minutes to Rt 8 and 422 for easy travel!

18. 2019-06-26
    soldstatus $70,000
19. 2019-06-24
    soldstatus $70,000 Sold 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

20. 2019-06-19
    status Under Contract 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

21. 2019-04-25
    historical Contingent 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

22. 2019-04-18
    status Active 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

23. 2019-04-14
    historical Contingent 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

24. 2019-04-01
    price $78,000 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

25. 2019-03-18
    price $79,000 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

26. 2019-01-20
    price $80,000 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

27. 2018-12-12
    listed $85,000 Active 460-char remark

    Show marketing remark (460 chars)

    Many new items including new hard floors, carpet, paint, plumbing, electrical, furnace and hot water heater. Very spacious, updated home with beautiful city views! First floor bedroom with French doors, could be a den or playroom! First floor laundry included with the home and a great pantry ready to be stocked. Upstairs you will find a large master bedroom with the walk in closet of your dreams. Tons of storage space in huge unfinished basement and attic.

28. 2016-02-29
    price $22,000
29. 2016-02-29
    soldstatus $22,000 Sold
30. 2016-02-22
    status Under Contract
31. 2016-02-08
    price $29,900
32. 2015-10-06
    listed $29,900 Active
33. 2015-10-06
    historical
34. 2015-04-15
    price $39,900
35. 2015-04-10
    listed $49,900 Active
36. 2011-07-14
    listed $64,900

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $1,858 · $155/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $16,211
• − Mortgage interest: −$4,761
• − Property taxes: −$1,858
• − Insurance: −$425
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,473
• Taxable income: $4,100
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $4,190/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

+31.0% since first listed

22 events — show timeline

• 2026-05-26 Listed $85,000 FSBO.com
• 2024-10-23 Price Changed $74,600 West Penn MLS
• 2024-09-13 Listed $74,900 West Penn MLS
• 2019-06-26 Sold (Public Records) $70,000 Public Records
• 2019-06-24 Sold (MLS) $70,000 West Penn MLS
• 2019-06-19 Pending — West Penn MLS
• 2019-04-25 Contingent — West Penn MLS
• 2019-04-18 Relisted — West Penn MLS
• 2019-04-14 Contingent — West Penn MLS
• 2019-04-01 Price Changed $78,000 West Penn MLS
• 2019-03-18 Price Changed $79,000 West Penn MLS
• 2019-01-20 Price Changed $80,000 West Penn MLS
• 2018-12-12 Listed $85,000 West Penn MLS
• 2016-02-29 Price Changed $22,000 West Penn MLS
• 2016-02-29 Sold (MLS) $22,000 West Penn MLS
• 2016-02-22 Pending — West Penn MLS
• 2016-02-08 Price Changed $29,900 West Penn MLS
• 2015-10-06 Listed $29,900 West Penn MLS
• 2015-10-06 Delisted — West Penn MLS
• 2015-04-15 Price Changed $39,900 West Penn MLS
• 2015-04-10 Listed $49,900 West Penn MLS
• 2011-07-14 Listed $64,900 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $1,858 · -6.3% YoY. Source: county tax records.