502 W Liberty Ave · North Charleroi, PA 15022

$99,900

3 bd · 2.0 ba · 2,649 sqft · SingleFamily public records · 108 Days on market

Built 1860 3,558 sqft lot $38/sqft · 45% below area Est $183k · 45% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.1/30.0
• Appreciation +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 502 Liberty Ave, North Charleroi, PA 15022—a promising investment opportunity located in the heart of North Charleroi. This property offers a versatile layout that could easily be converted into a duplex, maximizing rental potential and flexibility for various living arrangements. Recently updated, this property boasts extensive improvements over the last two years, including new electrical systems, plumbing, and furnace—all designed to enhance efficiency and reduce maintenance concerns. The interior has also received a fresh coat of paint, providing a clean and modern aesthetic. Currently vacant, this property is ready for immediate occupancy, allowing a new owner to quickly begin capitalizing on their investment. Whether you choose to rent it out or convert it into a duplex for increased revenue, the possibilities are extensive. Situated conveniently close to local shopping and dining options, residents have easy access to everything they need. The location combines suburban charm with the convenience of urban living, making it an attractive option for potential renters or buyers looking for a comfortable and convenient home. 502 Liberty Ave represents a fantastic opportunity to own a turn-key investment in a growing area. Don’t miss out on the chance

Key facts

• New furnace
• Versatile layout
• New plumbing

Tags

• VERSATILE LAYOUT
• DUPLEX CONVERSION
• EXTENSIVE IMPROVEMENTS
• NEW ELECTRICAL SYSTEMS
• NEW PLUMBING
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $77k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (20.4% below list).
• Recommended offer: $77k (23.3% below list) — sets the bar for cash-flow.

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; 1 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 $691 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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 $35k; list at $100k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,582 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.28%
• DSCR: 0.85
• GRM: 10.5

CMA / ARV

• ARV (median comp): $182,928
• List price: $99,900
• Delta: -45.39%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.30×
• Total profit: $-19,555
• Equity at exit: $20,199

10-year hold

• IRR: -10.8%
• Equity multiple: 0.17×
• Total profit: $-23,146
• Equity at exit: $18,027

Cash invested: $27,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $-132

Break-even live

Break-even rent $962

Max offer price $76,582

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-104	+0% $-132	+5% $-160	+10% $-189
Rent	-10% $-195	-5% $-163	+0% $-132	+5% $-101	+10% $-69
Rate	-1.0pp $-82	-0.5pp $-107	base $-132	+0.5pp $-158	+1.0pp $-184

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Division St Monessen, PA	2.0	1.0	2547	$795	$0.31	2d	1	0.88mi

Listing history 29 events

1. 2026-06-21
   days on market $99,900 Active 108 DOM
2. 2026-06-18
   days on market $99,900 Active 105 DOM
3. 2026-06-17
   days on market $99,900 Active 104 DOM
4. 2026-06-16
   days on market $99,900 Active 103 DOM
5. 2026-06-15
   days on market $99,900 Active 102 DOM
6. 2026-06-13
   days on market $99,900 Active 100 DOM
7. 2026-06-09
   days on market $99,900 Active 96 DOM
8. 2026-06-08
   days on market $99,900 Active 95 DOM
9. 2026-06-07
   days on market $99,900 Active 94 DOM
10. 2026-06-05
    days on market $99,900 Active 91 DOM
11. 2026-06-03
    days on market $99,900 Active 90 DOM
12. 2026-06-02
    days on market $99,900 Active 89 DOM
13. 2026-06-01
    days on market $99,900 Active 88 DOM
14. 2026-05-31
    days on market $99,900 Active 87 DOM
15. 2026-03-05
    listed $99,900 Active 1302-char remark

    Show marketing remark (912 chars)

    Welcome to 502 Liberty Ave, North Charleroi, PA 15022—a promising investment opportunity located in the heart of North Charleroi. This property offers a versatile layout that could easily be converted into a duplex, maximizing rental potential and flexibility for various living arrangements. Recently updated, this property boasts extensive improvements over the last two years, including new electrical systems, plumbing, and furnace—all designed to enhance efficiency and reduce maintenance concerns. The interior has also received a fresh coat of paint, providing a clean and modern aesthetic. Situated conveniently close to local shopping and dining options, residents have easy access to everything they need. The location combines suburban charm with the convenience of urban living, making it an attractive option for potential renters or buyers looking for a comfortable and convenient home.

16. 2026-03-05
    historical Expired 912-char remark

    Show marketing remark (912 chars)

    Welcome to 502 Liberty Ave, North Charleroi, PA 15022—a promising investment opportunity located in the heart of North Charleroi. This property offers a versatile layout that could easily be converted into a duplex, maximizing rental potential and flexibility for various living arrangements. Recently updated, this property boasts extensive improvements over the last two years, including new electrical systems, plumbing, and furnace—all designed to enhance efficiency and reduce maintenance concerns. The interior has also received a fresh coat of paint, providing a clean and modern aesthetic. Situated conveniently close to local shopping and dining options, residents have easy access to everything they need. The location combines suburban charm with the convenience of urban living, making it an attractive option for potential renters or buyers looking for a comfortable and convenient home.

17. 2025-11-21
    price $98,000 912-char remark

    Show marketing remark (912 chars)

    Welcome to 502 Liberty Ave, North Charleroi, PA 15022—a promising investment opportunity located in the heart of North Charleroi. This property offers a versatile layout that could easily be converted into a duplex, maximizing rental potential and flexibility for various living arrangements. Recently updated, this property boasts extensive improvements over the last two years, including new electrical systems, plumbing, and furnace—all designed to enhance efficiency and reduce maintenance concerns. The interior has also received a fresh coat of paint, providing a clean and modern aesthetic. Situated conveniently close to local shopping and dining options, residents have easy access to everything they need. The location combines suburban charm with the convenience of urban living, making it an attractive option for potential renters or buyers looking for a comfortable and convenient home.

18. 2025-11-08
    historical $1,250
19. 2025-10-22
    listed $1,250
20. 2025-07-10
    price $98,900 912-char remark

    Show marketing remark (912 chars)

    Welcome to 502 Liberty Ave, North Charleroi, PA 15022—a promising investment opportunity located in the heart of North Charleroi. This property offers a versatile layout that could easily be converted into a duplex, maximizing rental potential and flexibility for various living arrangements. Recently updated, this property boasts extensive improvements over the last two years, including new electrical systems, plumbing, and furnace—all designed to enhance efficiency and reduce maintenance concerns. The interior has also received a fresh coat of paint, providing a clean and modern aesthetic. Situated conveniently close to local shopping and dining options, residents have easy access to everything they need. The location combines suburban charm with the convenience of urban living, making it an attractive option for potential renters or buyers looking for a comfortable and convenient home.

21. 2025-03-06
    listed $99,900 Active 912-char remark

    Show marketing remark (912 chars)

    Welcome to 502 Liberty Ave, North Charleroi, PA 15022—a promising investment opportunity located in the heart of North Charleroi. This property offers a versatile layout that could easily be converted into a duplex, maximizing rental potential and flexibility for various living arrangements. Recently updated, this property boasts extensive improvements over the last two years, including new electrical systems, plumbing, and furnace—all designed to enhance efficiency and reduce maintenance concerns. The interior has also received a fresh coat of paint, providing a clean and modern aesthetic. Situated conveniently close to local shopping and dining options, residents have easy access to everything they need. The location combines suburban charm with the convenience of urban living, making it an attractive option for potential renters or buyers looking for a comfortable and convenient home.

22. 2025-01-23
    historical Expired
23. 2024-04-12
    price $110,000
24. 2024-01-24
    listed $120,000 Active
25. 2024-01-17
    historical Expired
26. 2023-01-18
    listed $129,500 Active
27. 1996-09-30
    soldstatus $34,900
28. 1996-09-30
    soldstatus $34,900
29. 1996-02-09
    listed $36,500

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,668 · $139/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 X (unshaded) · 99% 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: $9,540
• − Mortgage interest: −$5,596
• − Property taxes: −$1,668
• − Insurance: −$1,166
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$2,906
• Taxable loss: −$3,322
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $-787/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

+173.7% since first listed

15 events — show timeline

• 2026-03-05 Delisted — West Penn MLS
• 2026-03-05 Listed $99,900 West Penn MLS
• 2025-11-21 Price Changed $98,000 West Penn MLS
• 2025-11-08 Rental Removed $1,250 TENANTTURNER2
• 2025-10-22 Listed for Rent $1,250 TENANTTURNER2
• 2025-07-10 Price Changed $98,900 West Penn MLS
• 2025-03-06 Listed $99,900 West Penn MLS
• 2025-01-23 Delisted — West Penn MLS
• 2024-04-12 Price Changed $110,000 West Penn MLS
• 2024-01-24 Listed $120,000 West Penn MLS
• 2024-01-17 Delisted — West Penn MLS
• 2023-01-18 Listed $129,500 West Penn MLS
• 1996-09-30 Sold (Public Records) $34,900 Public Records
• 1996-09-30 Sold (MLS) $34,900 West Penn MLS
• 1996-02-09 Listed $36,500 West Penn MLS

Property tax history

-1.8%/yr

Latest (2026): $1,668 · +1.3% YoY. Source: county tax records.