926 Mckean Ave · Charleroi, PA 15022

$43,000

2 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 37 Days on market

Built 1910 2,199 sqft lot $30/sqft · at area comps Est $42k · at est.

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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 +6.3/15.0
• 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

GREAT POTENTIAL HERE FOR A LARGE HOME WITH GREAT AMENITIES INCLUDING, BRICK FIREPLACE SPACIOUS EAT-IN-KITCHEN, LARGE BEDROOM WITH POSSIBLITIES FOR A 3RD; LARGE WRAP AROUND PORCH, UPDATED ELECTRIC SERVICE, AND MUCH MUCH MORE. A LITTLE WORK WILL GO A LONG WAY HERE. .. BE SURE TO MAKE YOUR APPOINTMENT TO SEE THIS ONE TODAY.

Key facts

• 2,199 sq ft lot
• Garage
• Built 1910

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Detached garage with garage door opener; 1 total parking space
• Utilities: Public sewer; Public water
• Home design: 2-story home; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Public transportation nearby; Public sewer; Public water

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Gas heating
• Interior features: Carpet and laminate flooring; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $42k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.2% vs local median 15.3% in Charleroi — 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 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 $297 of loan paydown is wiped out by about $787 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 $12k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $22k; list at $43k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $460/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $41,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.02% ✓
• Cap rate: 25.17%
• Cash-on-cash: 67.43%
• DSCR: 4.00
• GRM: 2.8

CMA / ARV

• ARV (median comp): $41,915
• List price: $43,000
• Delta: 2.59%
• Verdict: FAIR
• 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	0.21mi	3/1.0 (+1)	1,463 (+1%)	3mo	$24,000	$16	80
905 Lincoln Ave	0.10mi	2/1.5	1,312 (-9%)	15mo	$41,000	$31	65
26 Petrak St	0.41mi	3/2.5 (+1)	1,390 (-4%)	0mo	$112,500	$81	63
506 Lincoln Ave	0.44mi	3/1.0 (+1)	1,388 (-4%)	6mo	$35,975	$26	62
608 Shady Ave	0.44mi	3/1.5 (+1)	1,488 (+3%)	11mo	$64,000	$43	58
213 Crest Ave	0.70mi	3/1.0 (+1)	1,449 (+0%)	6mo	$32,000	$22	57
413 Shady Ave	0.56mi	3/1.0 (+1)	1,372 (-5%)	8mo	$50,000	$36	54
701 Shady Ave	0.43mi	3/2.5 (+1)	1,362 (-6%)	15mo	$86,200	$63	47
306 Meadow Ave	0.65mi	2/1.5	1,309 (-9%)	9mo	$95,000	$73	45
217 Meadow Ave	0.70mi	3/2.0 (+1)	1,387 (-4%)	11mo	$64,000	$46	42
700 Shady Ave	0.40mi	3/1.0 (+1)	1,248 (-14%)	14mo	$140,000	$112	42
531 Conrad Ave	0.66mi	3/2.0 (+1)	1,232 (-15%)	5mo	$105,000	$85	32

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: 17.7%
• Equity multiple: 1.77×
• Total profit: $9,277
• Equity at exit: $8,694

10-year hold

• IRR: 24.8%
• Equity multiple: 3.42×
• Total profit: $29,093
• Equity at exit: $7,760

Cash invested: $12,040 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$225
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$18
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $216

Break-even live

Break-even rent $1,026

Max offer price $43,000

Occupancy floor 78%

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: $10,750
• Closing costs: $1,290
• 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	0.10mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.26mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	0.60mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	0.89mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	0.89mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	1.04mi

Listing history 18 events

1. 2026-06-18
   days on market $43,000 Active 37 DOM
2. 2026-06-17
   days on market $43,000 Active 36 DOM
3. 2026-06-16
   days on market $43,000 Active 35 DOM
4. 2026-06-15
   days on market $43,000 Active 34 DOM
5. 2026-06-13
   days on market $43,000 Active 32 DOM
6. 2026-06-09
   days on market $43,000 Active 28 DOM
7. 2026-06-08
   days on market $43,000 Active 27 DOM
8. 2026-06-07
   days on market $43,000 Active 26 DOM
9. 2026-06-05
   days on market $43,000 Active 23 DOM
10. 2026-06-03
    days on market $43,000 Active 22 DOM
11. 2026-06-02
    days on market $43,000 Active 21 DOM
12. 2026-06-01
    days on market $43,000 Active 20 DOM
13. 2026-05-31
    days on market $43,000 Active 19 DOM
14. 2026-05-12
    listed $43,000 Active 177-char remark
15. 2013-02-26
    soldstatus $21,500 322-char remark

    Show marketing remark (322 chars)

    GREAT POTENTIAL HERE FOR A LARGE HOME WITH GREAT AMENITIES INCLUDING, BRICK FIREPLACE SPACIOUS EAT-IN-KITCHEN, LARGE BEDROOM WITH POSSIBLITIES FOR A 3RD; LARGE WRAP AROUND PORCH, UPDATED ELECTRIC SERVICE, AND MUCH MUCH MORE. A LITTLE WORK WILL GO A LONG WAY HERE. .. BE SURE TO MAKE YOUR APPOINTMENT TO SEE THIS ONE TODAY.

16. 2013-02-26
    price $23,000 322-char remark

    Show marketing remark (322 chars)

    GREAT POTENTIAL HERE FOR A LARGE HOME WITH GREAT AMENITIES INCLUDING, BRICK FIREPLACE SPACIOUS EAT-IN-KITCHEN, LARGE BEDROOM WITH POSSIBLITIES FOR A 3RD; LARGE WRAP AROUND PORCH, UPDATED ELECTRIC SERVICE, AND MUCH MUCH MORE. A LITTLE WORK WILL GO A LONG WAY HERE. .. BE SURE TO MAKE YOUR APPOINTMENT TO SEE THIS ONE TODAY.

17. 2013-01-02
    listed $21,500 322-char remark

    Show marketing remark (322 chars)

    GREAT POTENTIAL HERE FOR A LARGE HOME WITH GREAT AMENITIES INCLUDING, BRICK FIREPLACE SPACIOUS EAT-IN-KITCHEN, LARGE BEDROOM WITH POSSIBLITIES FOR A 3RD; LARGE WRAP AROUND PORCH, UPDATED ELECTRIC SERVICE, AND MUCH MUCH MORE. A LITTLE WORK WILL GO A LONG WAY HERE. .. BE SURE TO MAKE YOUR APPOINTMENT TO SEE THIS ONE TODAY.

18. 2012-11-09
    listed $23,000

    Show marketing remark (271 chars)

    2 story aluminum sided home with full covered front porch with awning. 1 car detached garage. Large kitchen with ample cupboard and counterspace. Floor to ceiling brick fireplace in the livingroom. Bedrooms are huge and possibly could be reconstructed to make 3 bedrooms.

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $15,589
• − Mortgage interest: −$2,409
• − Property taxes: −$1,276
• − Insurance: −$5,740
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,251
• Taxable income: $2,419
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,013/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

+87.0% since first listed

5 events — show timeline

• 2026-05-12 Listed $43,000 West Penn MLS
• 2013-02-26 Price Changed $23,000 West Penn MLS
• 2013-02-26 Sold (MLS) $21,500 West Penn MLS
• 2013-01-02 Listed $21,500 West Penn MLS
• 2012-11-09 Listed $23,000 West Penn MLS

Property tax history

+1.2%/yr

Latest (2026): $1,276 · +1.2% YoY. Source: county tax records.