821 Mckean Ave · Charleroi, PA 15022

$53,000

3 bd · 1.0 ba · 1,482 sqft · SingleFamily public records · 103 Days on market

Built 1895 2,199 sqft lot $36/sqft · 26% above area Est $42k · 26% over

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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
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this charming three-bedroom (currently being used as four), one bathroom home located in the heart of Charleroi. This property offers comfortable living with a functional layout. Outside you will find a generously sized yard that provides a great space for outdoor activities, gardening or entertaining. This home is conveniently located near shops and restaurants.

Key facts

• Functional layout
• 2,199 sq ft lot
• Built 1895

Tags

• GENEROUSLY SIZED YARD
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $48k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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: 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.
• Zoned schools: Charleroi Area El Ctr (math 17% / reading 51%, grade F, #1,076 of 1,518 statewide, top 71%, 584 students, 62% FRL); Charleroi Area Ms (math 12% / reading 51%, grade F, #367 of 512 statewide, top 73%, 329 students, 54% FRL); Charleroi Area Hs (math 74% / reading 24%, grade D, #138 of 437 statewide, top 34%, 476 students, 33% FRL).
• Market conditions: 85 active listings in the ZIP; 6 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 $366 of loan paydown is wiped out by about $970 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 $15k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $6k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1895 — 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 $48,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.36% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.60%
• DSCR: 3.21
• GRM: 3.5

CMA / ARV

• ARV (median comp): $42,204
• List price: $53,000
• Delta: 25.58%
• 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	0.14mi	3/1.0	1,463 (-1%)	3mo	$24,000	$16	89
506 Lincoln Ave	0.34mi	3/1.0	1,388 (-6%)	7mo	$35,975	$26	68
26 Petrak St	0.38mi	3/2.5	1,390 (-6%)	1mo	$112,500	$81	66
213 Crest Ave	0.59mi	3/1.0	1,449 (-2%)	6mo	$32,000	$22	64
907 Crest Ave	0.21mi	3/1.5	1,700 (+15%)	1mo	$53,000	$31	63
413 Shady Ave	0.47mi	3/1.0	1,372 (-7%)	8mo	$50,000	$36	59
101 Lincoln Ave	0.70mi	4/1.0 (+1)	1,452 (-2%)	1mo	$45,000	$31	58
310 Fremont Rd	0.46mi	4/3.0 (+1)	1,488 (+0%)	10mo	$175,000	$118	57
708 Monongahela Ave	0.50mi	4/1.5 (+1)	1,605 (+8%)	5mo	$25,750	$16	52
716 Highland Ave	0.63mi	4/1.0 (+1)	1,343 (-9%)	1mo	$177,000	$132	49
437 Shady Ave	0.41mi	4/1.5 (+1)	1,698 (+15%)	8mo	$58,500	$34	42
306 Meadow Ave	0.55mi	2/1.5 (-1)	1,309 (-12%)	9mo	$95,000	$73	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: 6.5%
• Equity multiple: 1.28×
• Total profit: $4,105
• Equity at exit: $10,716

10-year hold

• IRR: 14.4%
• Equity multiple: 2.33×
• Total profit: $19,743
• Equity at exit: $9,564

Cash invested: $14,840 (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: 85
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$278
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$22
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $153

Break-even live

Break-even rent $1,056

Max offer price $53,000

Occupancy floor 83%

Sensitivity live

Price	-10% $183	-5% $168	+0% $153	+5% $138	+10% $123
Rent	-10% $54	-5% $104	+0% $153	+5% $202	+10% $252
Rate	-1.0pp $180	-0.5pp $166	base $153	+0.5pp $139	+1.0pp $125

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: $13,250
• Closing costs: $1,590
• 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	3d	1	0.19mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	3d	1	0.33mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	3d	1	0.61mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	16d	1	0.93mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	3d	1	0.93mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	3d	1	1.08mi

Listing history 20 events

1. 2026-06-21
   days on market $53,000 Active 103 DOM
2. 2026-06-18
   days on market $53,000 Active 100 DOM
3. 2026-06-17
   days on market $53,000 Active 99 DOM
4. 2026-06-16
   days on market $53,000 Active 98 DOM
5. 2026-06-15
   days on market $53,000 Active 97 DOM
6. 2026-06-13
   pricedays on market $53,000 Active 95 DOM
7. 2026-06-09
   days on market $55,000 Active 91 DOM
8. 2026-06-08
   days on market $55,000 Active 90 DOM
9. 2026-06-07
   days on market $55,000 Active 89 DOM
10. 2026-06-05
    days on market $55,000 Active 86 DOM
11. 2026-06-03
    days on market $55,000 Active 85 DOM
12. 2026-06-02
    days on market $55,000 Active 84 DOM
13. 2026-06-01
    days on market $55,000 Active 83 DOM
14. 2026-05-31
    days on market $55,000 Active 82 DOM
15. 2026-03-24
    price $55,000 376-char remark

    Show marketing remark (376 chars)

    Welcome to this charming three-bedroom (currently being used as four), one bathroom home located in the heart of Charleroi. This property offers comfortable living with a functional layout. Outside you will find a generously sized yard that provides a great space for outdoor activities, gardening or entertaining. This home is conveniently located near shops and restaurants.

16. 2026-03-10
    listed $59,000 Active 376-char remark

    Show marketing remark (376 chars)

    Welcome to this charming three-bedroom (currently being used as four), one bathroom home located in the heart of Charleroi. This property offers comfortable living with a functional layout. Outside you will find a generously sized yard that provides a great space for outdoor activities, gardening or entertaining. This home is conveniently located near shops and restaurants.

17. 2023-05-30
    soldstatus $37,000 Closed 213-char remark

    Show marketing remark (213 chars)

    Conveniently located in the heart of Charleroi. Walking distance to local attractions. With a little TLC, this can become a wonderful home for an individual, small family or investor. Small yard, easy maintenance.

18. 2023-04-05
    status Pending 213-char remark

    Show marketing remark (213 chars)

    Conveniently located in the heart of Charleroi. Walking distance to local attractions. With a little TLC, this can become a wonderful home for an individual, small family or investor. Small yard, easy maintenance.

19. 2023-03-28
    listed $35,000 Active 213-char remark

    Show marketing remark (213 chars)

    Conveniently located in the heart of Charleroi. Walking distance to local attractions. With a little TLC, this can become a wonderful home for an individual, small family or investor. Small yard, easy maintenance.

20. 2022-08-20
    listed $35,000 Active

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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: $14,993
• − Mortgage interest: −$2,969
• − Property taxes: −$884
• − Insurance: −$5,790
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$1,542
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $1,497/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

+57.1% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $55,000 West Penn MLS
• 2026-03-10 Listed $59,000 West Penn MLS
• 2023-05-30 Sold (MLS) $37,000 West Penn MLS
• 2023-04-05 Pending — West Penn MLS
• 2023-03-28 Listed $35,000 West Penn MLS
• 2022-08-20 Listed $35,000 West Penn MLS

Property tax history

-1.5%/yr

Latest (2026): $884 · +1.2% YoY. Source: county tax records.