Investing in Butler County
Butler County covers 2 rental markets we actively finance in Pennsylvania — Butler, Cranberry Township. Across those markets the median investment basis averages $310,000, a long-term lease averages $1,900/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $2,243. That produces a county-wide average DSCR ratio near 0.92x.
Basis varies more inside Butler County than the average suggests. Butler is the lowest entry point at roughly $200,000, while Butler currently models the strongest coverage ratio in the county at 1.14x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.