100 Lookout Ave · Charleroi, PA 15022

$81,900

3 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 173 Days on market

Built 1900 4,948 sqft lot $57/sqft · 62% 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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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

Don't miss an opportunity to own this three bedroom, one bath home. Fully fenced yard and a two car detached garage. Take a drive by and see if this may be your next investment.

Key facts

• Fully fenced yard
• 4,948 sq ft lot
• Built 1900

Tags

• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 14.8% in Charleroi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $566 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 $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,072 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 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 1900 — 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: 1.40% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.08%
• DSCR: 1.72
• GRM: 6.0

CMA / ARV

• ARV (median comp): $53,172
• List price: $81,900
• Delta: 54.03%
• 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
101 Lincoln Ave	0.10mi	4/1.0 (+1)	1,452 (+0%)	1mo	$45,000	$31	85
213 Crest Ave	0.15mi	3/1.0	1,449 (+0%)	6mo	$32,000	$22	84
217 Meadow Ave	0.21mi	3/2.0	1,387 (-4%)	12mo	$64,000	$46	74
100 Grandview Way	0.34mi	3/1.5	1,503 (+4%)	5mo	$110,000	$73	71
506 Lincoln Ave	0.36mi	3/1.0	1,388 (-4%)	6mo	$35,975	$26	67
413 Shady Ave	0.39mi	3/1.0	1,372 (-5%)	8mo	$50,000	$36	63
167 Maple Ter	0.47mi	3/3.0	1,497 (+4%)	6mo	$180,000	$120	63
811 Prospect Ave	0.64mi	3/1.0	1,463 (+1%)	3mo	$24,000	$16	62
608 Shady Ave	0.50mi	3/1.5	1,488 (+3%)	11mo	$64,000	$43	61
306 Meadow Ave	0.23mi	2/1.5 (-1)	1,309 (-10%)	9mo	$95,000	$73	59
26 Petrak St	0.72mi	3/2.5	1,390 (-4%)	1mo	$112,500	$81	57
310 Fremont Rd	0.72mi	4/3.0 (+1)	1,488 (+3%)	10mo	$175,000	$118	44

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: 10.7%
• Equity multiple: 1.45×
• Total profit: $10,426
• Equity at exit: $16,559

10-year hold

• IRR: 17.9%
• Equity multiple: 2.66×
• Total profit: $38,106
• Equity at exit: $14,779

Cash invested: $22,932 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$429
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $307

Break-even live

Break-even rent $754

Max offer price $81,900

Occupancy floor 68%

Sensitivity live

Price	-10% $354	-5% $331	+0% $307	+5% $284	+10% $261
Rent	-10% $217	-5% $262	+0% $307	+5% $353	+10% $398
Rate	-1.0pp $349	-0.5pp $328	base $307	+0.5pp $286	+1.0pp $265

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	2d	1	0.89mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	2d	1	0.97mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	1.09mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	15d	1	1.46mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	2d	1	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $81,900 Active 173 DOM
2. 2026-06-18
   days on market $81,900 Active 170 DOM
3. 2026-06-17
   days on market $81,900 Active 169 DOM
4. 2026-06-16
   days on market $81,900 Active 168 DOM
5. 2026-06-15
   days on market $81,900 Active 167 DOM
6. 2026-06-13
   days on market $81,900 Active 165 DOM
7. 2026-06-09
   days on market $81,900 Active 161 DOM
8. 2026-06-08
   days on market $81,900 Active 160 DOM
9. 2026-06-07
   days on market $81,900 Active 159 DOM
10. 2026-06-05
    days on market $81,900 Active 156 DOM
11. 2026-06-03
    days on market $81,900 Active 155 DOM
12. 2026-06-02
    days on market $81,900 Active 154 DOM
13. 2026-06-01
    days on market $81,900 Active 153 DOM
14. 2026-05-31
    days on market $81,900 Active 152 DOM
15. 2025-12-30
    listed $81,900 Active 177-char remark

    Show marketing remark (177 chars)

    Don't miss an opportunity to own this three bedroom, one bath home. Fully fenced yard and a two car detached garage. Take a drive by and see if this may be your next investment.

16. 2022-03-25
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Corner Lot with oversized 2-car Garage (25x22) including a spacious covered front porch (9x14). Natural hardwood floors throughout with an open concept Kitchen/Dining/ Family room. 3 bedrooms on the second level. 2 additional semi-finished rooms on the 3rd floor that could add 2 more bedrooms or bonus space. The home could be a 5 bedroom home once finished. Full basement with semi-finished space including another full bath and designated laundry room. Walk out to the level backyard. Newer mechanicals.

17. 2022-03-09
    soldstatus $89,000 Closed 506-char remark

    Show marketing remark (506 chars)

    Corner Lot with oversized 2-car Garage (25x22) including a spacious covered front porch (9x14). Natural hardwood floors throughout with an open concept Kitchen/Dining/ Family room. 3 bedrooms on the second level. 2 additional semi-finished rooms on the 3rd floor that could add 2 more bedrooms or bonus space. The home could be a 5 bedroom home once finished. Full basement with semi-finished space including another full bath and designated laundry room. Walk out to the level backyard. Newer mechanicals.

18. 2022-03-09
    soldstatus $89,000

    Show marketing remark (506 chars)

    Corner Lot with oversized 2-car Garage (25x22) including a spacious covered front porch (9x14). Natural hardwood floors throughout with an open concept Kitchen/Dining/ Family room. 3 bedrooms on the second level. 2 additional semi-finished rooms on the 3rd floor that could add 2 more bedrooms or bonus space. The home could be a 5 bedroom home once finished. Full basement with semi-finished space including another full bath and designated laundry room. Walk out to the level backyard. Newer mechanicals.

19. 2022-01-23
    historical Contingent 506-char remark

    Show marketing remark (506 chars)

    Corner Lot with oversized 2-car Garage (25x22) including a spacious covered front porch (9x14). Natural hardwood floors throughout with an open concept Kitchen/Dining/ Family room. 3 bedrooms on the second level. 2 additional semi-finished rooms on the 3rd floor that could add 2 more bedrooms or bonus space. The home could be a 5 bedroom home once finished. Full basement with semi-finished space including another full bath and designated laundry room. Walk out to the level backyard. Newer mechanicals.

20. 2022-01-10
    listed $89,000 Active 506-char remark

    Show marketing remark (506 chars)

    Corner Lot with oversized 2-car Garage (25x22) including a spacious covered front porch (9x14). Natural hardwood floors throughout with an open concept Kitchen/Dining/ Family room. 3 bedrooms on the second level. 2 additional semi-finished rooms on the 3rd floor that could add 2 more bedrooms or bonus space. The home could be a 5 bedroom home once finished. Full basement with semi-finished space including another full bath and designated laundry room. Walk out to the level backyard. Newer mechanicals.

21. 1987-06-18
    soldstatus $27,000

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,589 · $132/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 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $13,722
• − Mortgage interest: −$4,588
• − Property taxes: −$1,589
• − Insurance: −$410
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$2,383
• Taxable income: $2,558
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,074/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

+203.3% since first listed

7 events — show timeline

• 2025-12-30 Listed $81,900 West Penn MLS
• 2022-03-25 Pending — West Penn MLS
• 2022-03-09 Sold (Public Records) $89,000 Public Records
• 2022-03-09 Sold (MLS) $89,000 West Penn MLS
• 2022-01-23 Contingent — West Penn MLS
• 2022-01-10 Listed $89,000 West Penn MLS
• 1987-06-18 Sold (Public Records) $27,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $1,589 · +1.2% YoY. Source: county tax records.