2360 Evans City Rd · Harmony, PA 16063

$125,000

2 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 55 Days on market

Built 1900 0.30 ac lot ↓ 7% since listing

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 2360 Evans City Rd in Zelienople! This fixer upper is situated on a spacious lot w/ a large yard, this 3 bed, 1.5 bath home offers flexible living space and tons of potential for an investor or buyer ready to make it their own. The exterior features a detached 2-car garage providing plenty of parking, storage, or workshop space, plus a newer roof already in place. Step inside to find convenient main-level living w/ the primary living spaces, bedroom(s), and full bath all on one floor. The layout offers a generous living area ready for your vision and updates. Upstairs, you’ll find a loft-style space that can serve as an additional bedroom, office, or flex area. T

Key facts

• Newer roof
• Loft-style space
• Spacious lot

Tags

• SPACIOUS LOT
• DETACHED GARAGE
• NEWER ROOF
• MAIN-LEVEL LIVING
• LOFT-STYLE SPACE
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Parking: Detached garage; 2 parking spaces
• Utilities: Public water source; Public sewer
• Home design: Frame construction; Asphalt roof; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (gas); Gas cooling
• Interior features: Wood-burning fireplace; Partial basement with walk-out access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.9% in Harmony — 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 83/100 on livability (#110 in PA, #859 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Seneca Valley SD (rural): math 48% / reading 67% proficiency, ranked #73 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 67 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 (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $294,690
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2360 Evans City Rd	0.00mi	3/1.5 (+1)	1,034 (0%)	1mo	$119,800	$116	92
204 Magill Rd	0.60mi	2/2.0	1,177 (+14%)	15mo	$335,204	$285	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,923
• Equity at exit: $18,638

10-year hold

• IRR: 6.0%
• Equity multiple: 1.44×
• Total profit: $15,497
• Equity at exit: $10,808

Cash invested: $35,000 (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 16063

• Home prices YoY: -30.7%
• Active inventory: 67
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $240

Break-even live

Break-even rent $1,081

Max offer price $125,000

Occupancy floor 78%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-26
   historical Contingent
2. 2026-04-23
   price $125,000
3. 2026-04-16
   price $130,000
4. 2026-04-02
   listed $135,000 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: $1,755 · $146/mo
• Projected year-2 tax: $1,865 · $155/mo
• Expected delta: +$110/yr (+$9/mo · 6.3%)

ⓘ 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 ≥96°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: $16,623
• − Mortgage interest: −$7,002
• − Property taxes: −$1,755
• − Insurance: −$625
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,636
• Taxable income: $945
• Est. tax owed @ 24.0%: −$227
• After-tax cash flow: $2,659/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: Seneca Valley SD
• NCES district ID: 4222440
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 67% ▼ -12.00%
• Median HH income: $80,381
• Composite: 51.84/100
• National rank: #1666
• State rank: #73 of 539 in PA

Livability — Harmony

• Score: 83/100
• State rank: #110
• US rank: #859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,188

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 3% Asian 2%
• Common ancestry: Romanian 7% Slovak 5% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▼ -100.64%
• Current HPI: 227.1914
• 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

-7.4% since first listed

4 events — show timeline

• 2026-04-26 Contingent — West Penn MLS
• 2026-04-23 Price Changed $125,000 West Penn MLS
• 2026-04-16 Price Changed $130,000 West Penn MLS
• 2026-04-02 Listed $135,000 West Penn MLS

Property tax history

+2.1%/yr

Latest (2026): $1,755 · +3.4% YoY. Source: county tax records.