819 Lincoln Ave · Charleroi, PA 15022

$63,900

3 bd · 1.5 ba · 1,474 sqft · SingleFamily public records · 186 Days on market

Built 1910 2,500 sqft lot $43/sqft · 52% above area

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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
• Appreciation +4.1/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

Key facts

• 2,500 sq ft lot
• Built 1910
• Listed 186 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#382 in PA, #3,416 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D+, employment F.
• Charleroi SD (rural): math 20% / reading 51% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $442 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $11k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $64k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1910 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.93% ✓
• Cap rate: 16.63%
• Cash-on-cash: 36.91%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $41,915
• List price: $63,900
• Delta: 52.45%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Prospect Ave	0.03mi	3/1.0	1,463 (-1%)	3mo	$24,000	$16	93
608 Shady Ave	0.26mi	3/1.5	1,488 (+1%)	11mo	$64,000	$43	78
26 Petrak St	0.27mi	3/2.5	1,390 (-6%)	0mo	$112,500	$81	74
506 Lincoln Ave	0.29mi	3/1.0	1,388 (-6%)	6mo	$35,975	$26	69
213 Crest Ave	0.53mi	3/1.0	1,449 (-2%)	6mo	$32,000	$22	66
310 Fremont Rd	0.35mi	4/3.0 (+1)	1,488 (+1%)	10mo	$175,000	$118	63
413 Shady Ave	0.38mi	3/1.0	1,372 (-7%)	8mo	$50,000	$36	62
101 Lincoln Ave	0.67mi	4/1.0 (+1)	1,452 (-2%)	1mo	$45,000	$31	59
217 Meadow Ave	0.52mi	3/2.0	1,387 (-6%)	11mo	$64,000	$46	54
708 Monongahela Ave	0.57mi	4/1.5 (+1)	1,605 (+9%)	5mo	$25,750	$16	50
716 Highland Ave	0.64mi	4/1.0 (+1)	1,343 (-9%)	1mo	$177,000	$132	48
306 Meadow Ave	0.47mi	2/1.5 (-1)	1,309 (-11%)	9mo	$95,000	$73	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.8%
• Equity multiple: 2.56×
• Total profit: $27,895
• Equity at exit: $12,920

10-year hold

• IRR: 40.2%
• Equity multiple: 5.04×
• Total profit: $72,328
• Equity at exit: $11,531

Cash invested: $17,892 (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 15022

• Home prices YoY: -1.0%
• Active inventory: 87
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$335
• Tax from tax record: −$62 /mo · $747/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $550

Break-even live

Break-even rent $537

Max offer price $63,900

Occupancy floor 50%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	1d	1	0.24mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.32mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	0.70mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	1.01mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	1.01mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	1.17mi

Listing history 26 events

1. 2026-06-18
   days on market $63,900 Active 186 DOM
2. 2026-06-17
   days on market $63,900 Active 185 DOM
3. 2026-06-16
   days on market $63,900 Active 184 DOM
4. 2026-06-15
   days on market $63,900 Active 183 DOM
5. 2026-06-13
   days on market $63,900 Active 181 DOM
6. 2026-06-09
   days on market $63,900 Active 177 DOM
7. 2026-06-08
   days on market $63,900 Active 176 DOM
8. 2026-06-07
   days on market $63,900 Active 175 DOM
9. 2026-06-05
   days on market $63,900 Active 172 DOM
10. 2026-06-03
    days on market $63,900 Active 171 DOM
11. 2026-06-02
    days on market $63,900 Active 170 DOM
12. 2026-06-02
    price $63,900 Active 169 DOM
13. 2026-06-01
    days on market $66,900 Active 169 DOM
14. 2026-05-31
    days on market $66,900 Active 168 DOM
15. 2026-05-12
    status Active 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

16. 2026-05-07
    status Pending 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

17. 2026-05-02
    status Active 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

18. 2026-03-03
    historical Contingent 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

19. 2026-02-23
    price $68,900 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

20. 2026-02-02
    price $69,000 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

21. 2026-01-05
    price $74,000 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

22. 2025-12-10
    listed $75,000 Active 221-char remark

    Show marketing remark (221 chars)

    Clean, well-kept, and very spacious home! Property is now vacant - photos were from when it was previously rented. 3 nice sized bedrooms, 2 full baths, huge kitchen. New addition on the back. Move right in or rent it out!

23. 2025-09-25
    soldstatus $18,000
24. 2013-05-09
    price $35,900 362-char remark

    Show marketing remark (362 chars)

    This home is ready to move in. Open floor plan on first floor. Great for entertaining. Brick fireplace in the first floor family room. Recessed lighting. Nice working kitchen with all appliances. Three bedrooms and a bath on second level. One of the bedrooms is Knotty Pine wood walls. Cozy hallway on second level. Just minutes from bus route, Route 88 and I70.

25. 2013-05-09
    soldstatus $24,000 362-char remark

    Show marketing remark (362 chars)

    This home is ready to move in. Open floor plan on first floor. Great for entertaining. Brick fireplace in the first floor family room. Recessed lighting. Nice working kitchen with all appliances. Three bedrooms and a bath on second level. One of the bedrooms is Knotty Pine wood walls. Cozy hallway on second level. Just minutes from bus route, Route 88 and I70.

26. 2013-01-22
    listed $24,000 362-char remark

    Show marketing remark (362 chars)

    This home is ready to move in. Open floor plan on first floor. Great for entertaining. Brick fireplace in the first floor family room. Recessed lighting. Nice working kitchen with all appliances. Three bedrooms and a bath on second level. One of the bedrooms is Knotty Pine wood walls. Cozy hallway on second level. Just minutes from bus route, Route 88 and I70.

ⓘ 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: $747 · $62/mo
• Projected year-2 tax: $878 · $73/mo
• Expected delta: +$131/yr (+$11/mo · 17.6%)

ⓘ 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 4/10 Moderate 8 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,800
• − Mortgage interest: −$3,579
• − Property taxes: −$747
• − Insurance: −$320
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,859
• Taxable income: $5,927
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,182/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: Charleroi SD
• NCES district ID: 4205640
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $40,410
• Composite: 29.72/100
• National rank: #6450
• State rank: #421 of 539 in PA

Livability — Charleroi

• Score: 76/100
• State rank: #382
• US rank: #3416

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleroi, PA
• Population (ZIP): 10,044

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 6%
• Common ancestry: Romanian 8% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.83%
• Current HPI: 174.218
• 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

+187.1% since first listed

12 events — show timeline

• 2026-05-12 Relisted — West Penn MLS
• 2026-05-07 Pending — West Penn MLS
• 2026-05-02 Relisted — West Penn MLS
• 2026-03-03 Contingent — West Penn MLS
• 2026-02-23 Price Changed $68,900 West Penn MLS
• 2026-02-02 Price Changed $69,000 West Penn MLS
• 2026-01-05 Price Changed $74,000 West Penn MLS
• 2025-12-10 Listed $75,000 West Penn MLS
• 2025-09-25 Sold (Public Records) $18,000 Public Records
• 2013-05-09 Sold (MLS) $24,000 West Penn MLS
• 2013-05-09 Price Changed $35,900 West Penn MLS
• 2013-01-22 Listed $24,000 West Penn MLS

Property tax history

-3.3%/yr

Latest (2026): $747 · +1.2% YoY. Source: county tax records.