275 Evans City Rd · Homeacre-Lyndora, PA 16001

$140,000

4 bd · 1.0 ba · 1,614 sqft · SingleFamily public records · 133 Days on market

Built 1929 0.27 ac lot Est $265k · 47% under ↓ 15% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of extra storage in home and garage - some newer flooring - huge Dining Room – eat-in Kitchen-newer windows and H20. Nice side porch and easy access for parking - garage has a carport - level property - great location.

Key facts

• Formal dining room
• Enclosed sunroom
• Living room

Tags

• EAT-IN KITCHEN
• FORMAL DINING ROOM
• LIVING ROOM
• FIREPLACE
• ENCLOSED SUNROOM
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Covered, detached garage; Total of 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Resale property; Three stories
• Construction: Asphalt roof
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Four bedrooms (three listed on the upper level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced-air heating (gas); Wall unit cooling
• Interior features: Interior entry basement; One fireplace located in the family/living/great room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.8% in Homeacre-Lyndora — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Butler Area Ihs (math 25% / reading 55%, grade F, #257 of 512 statewide, top 52%, 1,342 students, 47% FRL); Butler Area Shs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,989 students, 31% FRL).
• Market conditions: Rents rising fast (+20.4%/yr); 206 active listings in the ZIP; 1 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 $968 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $140k implies a 2088% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 1.04% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $264,696
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Evans City Rd	0.00mi	4/2.0	1,614 (0%)	0mo	$140,000	$87	96
251 Evans City Rd	0.14mi	4/1.0	1,700 (+5%)	8mo	$278,000	$164	78
140 Artlee Ave	0.27mi	3/1.5 (-1)	1,651 (+2%)	18mo	$125,000	$76	61
110 Avon Dr	0.43mi	3/2.0 (-1)	1,563 (-3%)	15mo	$273,900	$175	53
222 Pinewood Dr	0.19mi	4/1.5	1,400 (-13%)	18mo	$238,500	$170	52
243 Alameda Rd	0.28mi	3/2.0 (-1)	1,523 (-6%)	22mo	$183,900	$121	50
105 Woodbury Dr	0.43mi	3/2.5 (-1)	1,638 (+2%)	22mo	$260,000	$159	48
208 Clayton Ave	0.26mi	3/3.5 (-1)	1,855 (+15%)	8mo	$346,000	$187	42
402 Acre Ave	0.59mi	3/1.5 (-1)	1,380 (-14%)	3mo	$245,000	$178	39
219 Havenhill Dr	0.69mi	4/2.5	1,856 (+15%)	9mo	$320,000	$172	29
155 David Dr	0.63mi	3/2.0 (-1)	1,856 (+15%)	10mo	$262,700	$142	28

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,769
• Equity at exit: $20,874

10-year hold

• IRR: 11.6%
• Equity multiple: 2.13×
• Total profit: $44,148
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$199 /mo · $2,384/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $160

Break-even live

Break-even rent $1,255

Max offer price $140,000

Occupancy floor 84%

Sensitivity live

Price	-10% $239	-5% $199	+0% $160	+5% $120	+10% $81
Rent	-10% $45	-5% $102	+0% $160	+5% $217	+10% $275
Rate	-1.0pp $230	-0.5pp $195	base $160	+0.5pp $124	+1.0pp $87

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
468 Whitestown Rd Unit A Meridian, PA	3.0	1.5	1210	$1,400	$1.16	45d	1	0.80mi

Listing history 18 events

1. 2026-06-08
   status $140,000 Pending 133 DOM
2. 2026-06-07
   days on market $140,000 Contingent 133 DOM
3. 2026-06-03
   days on market $140,000 Contingent 129 DOM
4. 2026-06-02
   days on market $140,000 Contingent 128 DOM
5. 2026-06-01
   days on market $140,000 Contingent 127 DOM
6. 2026-05-31
   days on market $140,000 Contingent 126 DOM
7. 2026-03-26
   historical Contingent
8. 2026-02-27
   price $140,000
9. 2026-01-25
   listed $150,000 Active
10. 2025-09-30
    soldstatus $6,400
11. 2021-10-29
    soldstatus $209,000 Closed 229-char remark

    Show marketing remark (229 chars)

    Lots of extra storage in home and garage - some newer flooring - huge Dining Room – eat-in Kitchen-newer windows and H20. Nice side porch and easy access for parking - garage has a carport - level property - great location.

12. 2021-09-29
    historical Contingent 229-char remark

    Show marketing remark (229 chars)

    Lots of extra storage in home and garage - some newer flooring - huge Dining Room – eat-in Kitchen-newer windows and H20. Nice side porch and easy access for parking - garage has a carport - level property - great location.

13. 2021-09-27
    listed $175,000 Active 229-char remark

    Show marketing remark (229 chars)

    Lots of extra storage in home and garage - some newer flooring - huge Dining Room – eat-in Kitchen-newer windows and H20. Nice side porch and easy access for parking - garage has a carport - level property - great location.

14. 2018-04-26
    historical Expired 223-char remark

    Show marketing remark (223 chars)

    LOTS OF EXTRA STORAGE IN HOME AND GARAGE - SOME NEWER FLOORING - HUGE DINING ROOM - EAT IN KITCHEN-NEWER WINDOWS AND H20. NICE SIDE PORCH AND EASY ACCESS FOR PARKING - GARAGE HAS A CARPORT - LEVEL PROPERTY - GREAT LOCATION.

15. 2017-04-26
    listed $165,000 Active 223-char remark

    Show marketing remark (223 chars)

    LOTS OF EXTRA STORAGE IN HOME AND GARAGE - SOME NEWER FLOORING - HUGE DINING ROOM - EAT IN KITCHEN-NEWER WINDOWS AND H20. NICE SIDE PORCH AND EASY ACCESS FOR PARKING - GARAGE HAS A CARPORT - LEVEL PROPERTY - GREAT LOCATION.

16. 2017-01-09
    historical Withdrawn
17. 2016-10-10
    price $159,000
18. 2016-08-30
    listed $165,000 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: $2,384 · $199/mo
• Projected year-2 tax: $2,384 · $199/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: $17,483
• − Mortgage interest: −$7,842
• − Property taxes: −$2,384
• − Insurance: −$700
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,073
• Taxable loss: −$313
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $1,993/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 — Homeacre-Lyndora

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Homeacre-Lyndora, PA
• County: Butler County · 73,107 people
• City population: 1,109
• 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

-15.2% since first listed

12 events — show timeline

• 2026-03-26 Contingent — West Penn MLS
• 2026-02-27 Price Changed $140,000 West Penn MLS
• 2026-01-25 Listed $150,000 West Penn MLS
• 2025-09-30 Sold (Public Records) $6,400 Public Records
• 2021-10-29 Sold (MLS) $209,000 West Penn MLS
• 2021-09-29 Contingent — West Penn MLS
• 2021-09-27 Listed $175,000 West Penn MLS
• 2018-04-26 Delisted — West Penn MLS
• 2017-04-26 Listed $165,000 West Penn MLS
• 2017-01-09 Delisted — West Penn MLS
• 2016-10-10 Price Changed $159,000 West Penn MLS
• 2016-08-30 Listed $165,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $2,384 · +0.0% YoY. Source: county tax records.