111 N 9th Ave · Butler, PA 16001

$29,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 4 Days on market

Built 1920 1,694 sqft lot

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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

Introducing a promising two-bedroom, one-bathroom home, brimming with potential for those willing to invest some TLC. This property requires significant updates, including new flooring throughout, a fresh bathroom renovation, and a solution for water intrusion issues in the basement. Ideal for DIY enthusiasts or anyone looking to create their dream home, this residence offers the perfect canvas to realize your vision. Don't miss out on the opportunity to bring this home back to life!

Key facts

• New flooring
• Bathroom renovation
• 1,694 sq ft lot

Tags

• NEW FLOORING
• BATHROOM RENOVATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story vinyl-sided home; Resale property
• Construction: Vinyl siding
• Exterior features: Public transportation nearby

Interior

• Kitchen: Dishwasher; Refrigerator; Stove
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Walk-out basement; Some gas appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $30k).
• Cap rate 26.8% 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: Rents rising fast (+20.4%/yr); 206 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 3.21% ✓
• Cap rate: 26.76%
• Cash-on-cash: 73.09%
• DSCR: 4.25
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $78,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 American Ave	0.04mi	3/1.0 (+1)	1,152 (+7%)	0mo	$190,500	$165	82
307 American Ave	0.06mi	2/2.0	1,078 (-0%)	13mo	$57,000	$53	82
305 American Ave	0.05mi	2/1.0	986 (-9%)	4mo	$62,970	$64	79
112 Cleveland St	0.12mi	3/1.0 (+1)	1,056 (-2%)	12mo	$77,500	$73	76
310 American Ave	0.08mi	3/1.0 (+1)	1,186 (+10%)	9mo	$126,000	$106	68
642 New Castle St	0.13mi	3/1.0 (+1)	1,176 (+9%)	10mo	$148,000	$126	66
526 Forcht St	0.34mi	3/1.0 (+1)	1,160 (+7%)	4mo	$35,000	$30	63
340 S Chestnut St	0.64mi	2/1.0	1,064 (-2%)	7mo	$38,000	$36	62
515 W Brady St	0.35mi	3/1.0 (+1)	1,210 (+12%)	4mo	$83,000	$69	55
218 5th Ave	0.17mi	3/2.0 (+1)	1,232 (+14%)	11mo	$165,000	$134	51
309 Mitchell Ave	0.32mi	3/1.0 (+1)	1,210 (+12%)	13mo	$95,294	$79	49
328 W Brady St	0.50mi	3/1.0 (+1)	1,218 (+13%)	10mo	$80,000	$66	42

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: 78.8%
• Equity multiple: 4.91×
• Total profit: $32,743
• Equity at exit: $4,458

10-year hold

• IRR: 83.7%
• Equity multiple: 12.18×
• Total profit: $93,567
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.6×

Monthly cashflow live

• Estimated rent: $959 high
• Mortgage (P&I): −$157
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $510

Break-even live

Break-even rent $314

Max offer price $29,900

Occupancy floor 42%

Sensitivity live

Price	-10% $527	-5% $518	+0% $510	+5% $501	+10% $493
Rent	-10% $434	-5% $472	+0% $510	+5% $548	+10% $586
Rate	-1.0pp $525	-0.5pp $518	base $510	+0.5pp $502	+1.0pp $494

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 American Ave Butler, PA	2.0	1.0	986	$995	$1.01	44d	1	0.07mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	0.38mi
529 Federal St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	44d	1	0.38mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	16d	1	0.38mi
404 W Cunningham St Butler, PA	2.0	1.0	800	$850	$1.06	44d	1	0.51mi
327 W Brady St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	21d	1	0.52mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	2d	2	0.85mi
208 E Walnut St Butler, PA	3.0	1.5	1297	$1,050	$0.81	24d	1	0.89mi
115 Spring St #1 Butler, PA	2.0	1.0	800	$800	$1.00	44d	1	1.19mi
139 Whitestown Vlg Unit B Butler, PA	3.0	1.0	1000	$1,100	$1.10	4d	1	1.45mi
206 Litman Rd Butler, PA	1.0–2.0	1.0	800	$1,170	$1.46	2d	3	1.46mi

Listing history 4 events

1. 2026-06-09
   statusdays on market $29,900 Pending 4 DOM
2. 2026-06-08
   days on market $29,900 Active 3 DOM
3. 2026-06-07
   remarks 488-char remark
4. 2026-06-07
   listed $29,900 Active 2 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: $943 · $79/mo
• Projected year-2 tax: $943 · $79/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 ≥95°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: $11,510
• − Mortgage interest: −$1,675
• − Property taxes: −$943
• − Insurance: −$150
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$870
• Taxable income: $6,032
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $4,672/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

1 event — show timeline

• 2026-06-03 Listed $29,900 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $943 · -6.3% YoY. Source: county tax records.