234 3rd St · Charleroi, PA 15022

$20,000

4 bd · 1.0 ba · 1,974 sqft · SingleFamily public records · 8 Days on market

Built 1900 2,199 sqft lot ↓ 33% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Old world quality, style and craftsmanship. .. .which begs the phrase. .. "They don't make em like this anymore". .. Main and Upper floors are very clean and beautiful. Big walk up, 2 room attic with it's own bath, which was the butler's quarters, way back in the day(attic needs completely updated)… great for storage, or could be your next project. Very low yard maintenance required. Furnace less than 10 years, Hot Water tank less than 2 years old. Easy access to shopping, I-70, public transportation. .. .. with a Home Warranty Included.

Key facts

• 2,199 sq ft lot
• Built 1900
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story brick home
• Construction: Brick construction
• Exterior features: Small lot (approx. 0.0505 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 52.9% vs local median 14.8% 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; 2 comparable units currently listed for rent nearby; 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 $138 of loan paydown is wiped out by about $366 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $20,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.79% ✓
• Cap rate: 52.92%
• Cash-on-cash: 166.52%
• DSCR: 8.41
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $61,194
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Meadow Ave	0.27mi	4/1.5	1,916 (-3%)	10mo	$77,000	$40	72
613 Crest Ave	0.38mi	4/1.5	2,111 (+7%)	5mo	$54,000	$26	64
250 Grandview Way	0.43mi	4/2.5	2,072 (+5%)	3mo	$240,000	$116	64
901 Mckean Ave	0.58mi	4/1.5	1,962 (-1%)	12mo	$35,000	$18	60
207 Mckean Ave	0.09mi	3/1.5 (-1)	1,782 (-10%)	19mo	$78,000	$44	56
437 Shady Ave	0.40mi	4/1.5	1,698 (-14%)	8mo	$58,500	$34	49
828 Crest Ave	0.55mi	4/2.0	1,762 (-11%)	6mo	$24,000	$14	47
606 Shady Ave	0.41mi	3/2.0 (-1)	1,868 (-5%)	20mo	$127,000	$68	46
906 Fallowfield Ave	0.59mi	4/1.0	1,806 (-8%)	15mo	$42,000	$23	46
907 Crest Ave	0.58mi	3/1.5 (-1)	1,700 (-14%)	1mo	$53,000	$31	42
722 Washington Ave	0.43mi	3/1.5 (-1)	1,756 (-11%)	17mo	$22,000	$13	40

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: —
• Equity multiple: 9.44×
• Total profit: $47,269
• Equity at exit: $4,044

10-year hold

• IRR: —
• Equity multiple: 19.90×
• Total profit: $105,861
• Equity at exit: $3,609

Cash invested: $5,600 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $777

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 28%

Sensitivity live

Price	-10% $791	-5% $784	+0% $777	+5% $770	+10% $763
Rent	-10% $686	-5% $731	+0% $777	+5% $823	+10% $869
Rate	-1.0pp $787	-0.5pp $782	base $777	+0.5pp $772	+1.0pp $767

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.71mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	2d	1	1.43mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $20,000 Pending 8 DOM
2. 2026-06-09
   days on market $20,000 Active 5 DOM
3. 2026-06-08
   days on market $20,000 Active 4 DOM
4. 2026-06-07
   days on market $20,000 Active 3 DOM
5. 2026-06-05
   remarks 106-char remark
6. 2026-06-05
   listed $20,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% 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: $13,904
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$582
• Taxable income: $9,577
• Est. tax owed @ 24.0%: −$2,298
• After-tax cash flow: $7,027/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

-33.3% since first listed

8 events — show timeline

• 2026-06-03 Listed $20,000 West Penn MLS
• 2019-05-15 Sold (Public Records) $46,305 Public Records
• 2019-01-04 Pending — West Penn MLS
• 2019-01-04 Sold (Public Records) $47,000 Public Records
• 2019-01-03 Sold (MLS) $47,000 West Penn MLS
• 2018-12-03 Contingent — West Penn MLS
• 2018-11-01 Listed $54,900 West Penn MLS
• 1988-12-12 Sold (Public Records) $30,000 Public Records

Property tax history

+3.4%/yr

Latest (2026): $1,407 · +1.2% YoY. Source: county tax records.