217 American Ave · Butler, PA 16001

$109,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 29 Days on market

Built 1935 4,356 sqft lot Est $122k · 11% under

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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 +18.2/30.0
• ARV discount +12.3/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• Schools +4.3/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maintenance free exterior. Updated windows. Modern kitchen. Asphalt driveway. This property is being sold in a package of 6 properties along with MLS #'s: 1473210, 1473217, 14732202, 1473193, 1473185.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1935

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Aluminum siding and stone exterior; Asphalt roof
• Exterior features: 0.1 acre lot

Interior

• Kitchen: Microwave; Refrigerator; Stove; Some electric appliances
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Unfinished walk-out basement; Decorative fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (7.6% below list).
• Recommended offer: $101k (7.6% below list) — sets the bar for 1% rule.

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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $754 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,680 (7.6% below list)

Questions for the listing agent

1. Built in 1935 — 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: 0.92% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $122,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 American Ave	0.00mi	3/1.0	1,152 (0%)	0mo	$190,500	$165	100
310 American Ave	0.06mi	3/1.0	1,186 (+3%)	9mo	$126,000	$106	85
642 New Castle St	0.13mi	3/1.0	1,176 (+2%)	10mo	$148,000	$126	82
526 Forcht St	0.33mi	3/1.0	1,160 (+1%)	4mo	$35,000	$30	80
515 W Brady St	0.34mi	3/1.0	1,210 (+5%)	4mo	$83,000	$69	72
208 American Ave	0.04mi	4/1.5 (+1)	1,274 (+11%)	4mo	$170,000	$133	70
218 5th Ave	0.19mi	3/2.0	1,232 (+7%)	11mo	$165,000	$134	66
305 American Ave	0.05mi	2/1.0 (-1)	986 (-14%)	4mo	$62,970	$64	65
328 W Brady St	0.49mi	3/1.0	1,218 (+6%)	10mo	$80,000	$66	60
429 Mercer St	0.28mi	2/2.5 (-1)	1,284 (+12%)	7mo	$149,900	$117	51
340 S Chestnut St	0.65mi	2/1.0 (-1)	1,064 (-8%)	7mo	$38,000	$36	46
508 Negley Ave	0.66mi	4/2.0 (+1)	1,255 (+9%)	10mo	$97,335	$78	37

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-6,130
• Equity at exit: $16,252

10-year hold

• IRR: 9.4%
• Equity multiple: 1.88×
• Total profit: $26,825
• Equity at exit: $9,424

Cash invested: $30,520 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,007 high
• Mortgage (P&I): −$572
• Tax from tax record: −$81 /mo · $966/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $98

Break-even live

Break-even rent $883

Max offer price $109,000

Occupancy floor 85%

Sensitivity live

Price	-10% $160	-5% $129	+0% $98	+5% $67	+10% $36
Rent	-10% $18	-5% $58	+0% $98	+5% $138	+10% $177
Rate	-1.0pp $153	-0.5pp $126	base $98	+0.5pp $70	+1.0pp $41

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.03mi
529 Federal St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	44d	1	0.35mi
303 Wilson Ave Unit Wilson-313 Butler, PA	3.0	1.0	894	$1,005	$1.12	17d	1	0.37mi
313 Wilson Ave Butler, PA	3.0	1.0	894	$1,005	$1.12	17d	1	0.37mi
327 W Brady St Unit 2 Butler, PA	2.0	1.0	900	$850	$0.94	22d	1	0.52mi
404 W Cunningham St Butler, PA	2.0	1.0	800	$850	$1.06	44d	1	0.54mi
530 N Main St Butler, PA	2.0	2.0	1052	$1,088	$1.03	2d	2	0.82mi
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	1.22mi
139 Whitestown Vlg Unit B Butler, PA	3.0	1.0	1000	$1,100	$1.10	5d	1	1.46mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-07
   historical Contingent
3. 2026-04-02
   listed $109,000 Active
4. 2020-12-23
   soldstatus $277,000 Closed 201-char remark

   Show marketing remark (201 chars)

   Maintenance free exterior. Updated windows. Modern kitchen. Asphalt driveway. This property is being sold in a package of 6 properties along with MLS #'s: 1473210, 1473217, 14732202, 1473193, 1473185.

5. 2020-12-01
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Maintenance free exterior. Updated windows. Modern kitchen. Asphalt driveway. This property is being sold in a package of 6 properties along with MLS #'s: 1473210, 1473217, 14732202, 1473193, 1473185.

6. 2020-10-16
   historical Contingent 201-char remark

   Show marketing remark (201 chars)

   Maintenance free exterior. Updated windows. Modern kitchen. Asphalt driveway. This property is being sold in a package of 6 properties along with MLS #'s: 1473210, 1473217, 14732202, 1473193, 1473185.

7. 2020-10-15
   listed $298,000 Active 201-char remark

   Show marketing remark (201 chars)

   Maintenance free exterior. Updated windows. Modern kitchen. Asphalt driveway. This property is being sold in a package of 6 properties along with MLS #'s: 1473210, 1473217, 14732202, 1473193, 1473185.

ⓘ 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: $966 · $81/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$378/yr (+$32/mo · 39.1%)

ⓘ 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: $12,082
• − Mortgage interest: −$6,106
• − Property taxes: −$966
• − Insurance: −$545
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$3,171
• Taxable loss: −$639
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,327/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

-63.4% since first listed

7 events — show timeline

• 2026-05-01 Pending — West Penn MLS
• 2026-04-07 Contingent — West Penn MLS
• 2026-04-02 Listed $109,000 West Penn MLS
• 2020-12-23 Sold (MLS) $277,000 West Penn MLS
• 2020-12-01 Pending — West Penn MLS
• 2020-10-16 Contingent — West Penn MLS
• 2020-10-15 Listed $298,000 West Penn MLS

Property tax history

-1.2%/yr

Latest (2026): $966 · -6.3% YoY. Source: county tax records.