444 Isabella Ave · North Charleroi, PA 15022

$60,000

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 208 Days on market

Built 1920 4,399 sqft lot $41/sqft · 33% below area Est $90k · 33% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Charming Craftsman-Style Home – 3 Bed | 2 Bath | Detached Garage – $70,000 Step into the potential of this classic home, full of character and ready for restoration. Featuring 3 bedrooms, 2 full bathrooms, and a detached garage, this property offers a floorplan with several customization possibilities. The home showcases signature Craftsman details - wide trim, built-ins, and timeless architectural charm - just waiting to be brought back to life. Ideal for investors or buyers looking for a renovation project, this property requires updates, with the most urgent being a new roof.

Key facts

• Wide trim
• Craftsman details
• Architectural charm

Tags

• CRAFTSMAN DETAILS
• WIDE TRIM
• BUILT-INS
• ARCHITECTURAL CHARM
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#379 in PA, #3,397 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D+, schools F, amenities 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 $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $60k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 1920 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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: 1.86% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.98%
• DSCR: 2.29
• GRM: 4.5

CMA / ARV

• ARV (median comp): $90,105
• List price: $60,000
• Delta: -33.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Fourth St	0.13mi	3/3.0	1,456 (-0%)	11mo	$37,000	$25	76
6 Mckinley Rd	0.38mi	3/1.0	1,480 (+1%)	10mo	$16,000	$11	73
716 Highland Ave	0.32mi	4/1.0 (+1)	1,343 (-8%)	1mo	$177,000	$132	66
708 Monongahela Ave	0.32mi	4/1.5 (+1)	1,605 (+10%)	5mo	$25,750	$16	58
1013 Lower Meadow Ave	0.69mi	3/1.0	1,504 (+3%)	24mo	$25,000	$17	44
905 Lincoln Ave	0.73mi	2/1.5 (-1)	1,312 (-10%)	15mo	$41,000	$31	29

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: 25.9%
• Equity multiple: 2.14×
• Total profit: $19,171
• Equity at exit: $12,131

10-year hold

• IRR: 32.0%
• Equity multiple: 4.15×
• Total profit: $52,890
• Equity at exit: $10,827

Cash invested: $16,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$315
• Tax from tax record: −$137 /mo · $1,646/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $406

Break-even live

Break-even rent $604

Max offer price $60,000

Occupancy floor 59%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.57mi
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	1d	1	0.62mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	0.85mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	0.85mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	0.86mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	0.86mi

Listing history 17 events

1. 2026-06-18
   days on market $60,000 Active 208 DOM
2. 2026-06-17
   days on market $60,000 Active 207 DOM
3. 2026-06-16
   days on market $60,000 Active 206 DOM
4. 2026-06-15
   days on market $60,000 Active 205 DOM
5. 2026-06-13
   pricedays on market $60,000 Active 203 DOM
6. 2026-06-09
   days on market $65,000 Active 199 DOM
7. 2026-06-08
   days on market $65,000 Active 198 DOM
8. 2026-06-07
   days on market $65,000 Active 197 DOM
9. 2026-06-05
   days on market $65,000 Active 194 DOM
10. 2026-06-03
    days on market $65,000 Active 193 DOM
11. 2026-06-02
    days on market $65,000 Active 192 DOM
12. 2026-06-01
    days on market $65,000 Active 191 DOM
13. 2026-05-31
    days on market $65,000 Active 190 DOM
14. 2026-03-10
    price $65,000 598-char remark

    Show marketing remark (598 chars)

    Charming Craftsman-Style Home – 3 Bed | 2 Bath | Detached Garage – $70,000 Step into the potential of this classic home, full of character and ready for restoration. Featuring 3 bedrooms, 2 full bathrooms, and a detached garage, this property offers a floorplan with several customization possibilities. The home showcases signature Craftsman details - wide trim, built-ins, and timeless architectural charm - just waiting to be brought back to life. Ideal for investors or buyers looking for a renovation project, this property requires updates, with the most urgent being a new roof.

15. 2026-01-21
    price $67,500 598-char remark

    Show marketing remark (598 chars)

    Charming Craftsman-Style Home – 3 Bed | 2 Bath | Detached Garage – $70,000 Step into the potential of this classic home, full of character and ready for restoration. Featuring 3 bedrooms, 2 full bathrooms, and a detached garage, this property offers a floorplan with several customization possibilities. The home showcases signature Craftsman details - wide trim, built-ins, and timeless architectural charm - just waiting to be brought back to life. Ideal for investors or buyers looking for a renovation project, this property requires updates, with the most urgent being a new roof.

16. 2025-11-22
    listed $70,000 Active 598-char remark

    Show marketing remark (598 chars)

    Charming Craftsman-Style Home – 3 Bed | 2 Bath | Detached Garage – $70,000 Step into the potential of this classic home, full of character and ready for restoration. Featuring 3 bedrooms, 2 full bathrooms, and a detached garage, this property offers a floorplan with several customization possibilities. The home showcases signature Craftsman details - wide trim, built-ins, and timeless architectural charm - just waiting to be brought back to life. Ideal for investors or buyers looking for a renovation project, this property requires updates, with the most urgent being a new roof.

17. 1995-02-20
    soldstatus $35,000

ⓘ 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: $1,646 · $137/mo
• Projected year-2 tax: $1,646 · $137/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 8 d/yr ≥99°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: $13,407
• − Mortgage interest: −$3,361
• − Property taxes: −$1,646
• − Insurance: −$300
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$1,745
• Taxable income: $4,209
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $3,859/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 — North Charleroi

• Score: 76/100
• State rank: #379
• US rank: #3397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North 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

+85.7% since first listed

4 events — show timeline

• 2026-03-10 Price Changed $65,000 West Penn MLS
• 2026-01-21 Price Changed $67,500 West Penn MLS
• 2025-11-22 Listed $70,000 West Penn MLS
• 1995-02-20 Sold (Public Records) $35,000 Public Records

Property tax history

+3.9%/yr

Latest (2026): $1,646 · +1.3% YoY. Source: county tax records.