401 5th St · Charleroi, PA 15022

$120,000

None bd · None ba · — sqft · MultiFamily · 294 Days on market

3,698 sqft lot

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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
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Each apartment is furnished with a refrigerator and stove. Each apartment has its own bathroom. Water, sewage, electric and heat (gas furnace) are all included in the rent. Property is located within walking distance of shopping, restaurants, post office and bus line. Also within walking distance of sport fields where students have games, or from there you can walk to view the Monongahela River and watch the boats go by. There are no signed leases and since tenants change regularly, rental income and utilities vary.

Key facts

• Stove
• Own bathroom
• Refrigerator

Tags

• REFRIGERATOR
• STOVE
• OWN BATHROOM
• WALKING DISTANCE SHOPPING
• WALKING DISTANCE RESTAURANTS
• WALKING DISTANCE POST OFFICE

What this means for you Summary

Snapshot

• This is a multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

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; 12 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 $830 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.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.92% ✓
• Cap rate: 15.26%
• Cash-on-cash: 32.03%
• DSCR: 2.43
• GRM: 4.4

CMA / ARV

• ARV (median comp): $58,476
• List price: $120,000
• Delta: 105.21%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
526 Fallowfield	0.10mi	8/7.0	—	2mo	$382,500	—	81
409 5th St	0.02mi	4/2.0	—	8mo	$55,000	—	80
404 5th St	0.02mi	4/2.0	—	11mo	$18,500	—	77
206 Lookout Ave	0.23mi	5/3.0	—	2mo	$35,000	—	75
429 Mckean Ave	0.10mi	5/6.0	—	15mo	$199,900	—	70
503 Meadow Ave	0.21mi	4/2.0	—	18mo	$48,000	—	62
15-16 3rd St	0.26mi	4/2.0	—	18mo	$96,000	—	60
209 Luella Ave	0.24mi	4/2.0	—	21mo	$27,600	—	58
219 Meadow Ave	0.26mi	5/3.0	—	24mo	$75,000	—	55

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: 29.3%
• Equity multiple: 2.30×
• Total profit: $43,751
• Equity at exit: $24,263

10-year hold

• IRR: 35.2%
• Equity multiple: 4.49×
• Total profit: $117,399
• Equity at exit: $21,655

Cash invested: $33,600 (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: 13.1×

Monthly cashflow live

• Estimated rent: $2,298 high
• Mortgage (P&I): −$629
• Tax from tax record: −$239 /mo · $2,872/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $897

Break-even live

Break-even rent $1,163

Max offer price $120,000

Occupancy floor 56%

Sensitivity live

Price	-10% $965	-5% $931	+0% $897	+5% $863	+10% $829
Rent	-10% $715	-5% $806	+0% $897	+5% $988	+10% $1,078
Rate	-1.0pp $957	-0.5pp $927	base $897	+0.5pp $866	+1.0pp $834

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$2,298
Total (3 units)			$2,298

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 5th St Apt 203 Charleroi, PA	1.0	1.0	650	$695	$1.07	2d	1	0.11mi
15 3rd St Charleroi, PA	2.0	1.0	—	$795	—	2d	1	0.26mi
16 3rd St Charleroi, PA	2.0	1.0	—	$795	—	2d	1	0.27mi
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	2d	1	0.57mi
900 11th St Charleroi, PA	2.0	1.0	—	$1,100	—	2d	1	0.61mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	2d	1	0.66mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	0.84mi
619 Conrad Ave Unit 2 Charleroi, PA	1.0	1.0	—	$750	—	2d	1	1.02mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	2d	1	1.20mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	15d	1	1.20mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	2d	1	1.38mi
522 Division St Monessen, PA	2.0	1.0	2547	$795	$0.31	2d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $120,000 Active 294 DOM
2. 2026-06-17
   days on market $120,000 Active 293 DOM
3. 2026-06-16
   days on market $120,000 Active 292 DOM
4. 2026-06-15
   days on market $120,000 Active 291 DOM
5. 2026-06-13
   days on market $120,000 Active 289 DOM
6. 2026-06-09
   days on market $120,000 Active 285 DOM
7. 2026-06-08
   days on market $120,000 Active 284 DOM
8. 2026-06-07
   days on market $120,000 Active 283 DOM
9. 2026-06-05
   days on market $120,000 Active 280 DOM
10. 2026-06-03
    days on market $120,000 Active 279 DOM
11. 2026-06-02
    days on market $120,000 Active 278 DOM
12. 2026-06-01
    days on market $120,000 Active 277 DOM
13. 2026-05-31
    days on market $120,000 Active 276 DOM
14. 2025-08-27
    listed $120,000 Active 521-char remark

    Show marketing remark (521 chars)

    Each apartment is furnished with a refrigerator and stove. Each apartment has its own bathroom. Water, sewage, electric and heat (gas furnace) are all included in the rent. Property is located within walking distance of shopping, restaurants, post office and bus line. Also within walking distance of sport fields where students have games, or from there you can walk to view the Monongahela River and watch the boats go by. There are no signed leases and since tenants change regularly, rental income and utilities vary.

15. 2022-05-12
    soldstatus $40,000
16. 2022-05-09
    soldstatus $40,000 Closed 99-char remark

    Show marketing remark (99 chars)

    This could be 5 units or 4 units depending on how it's laid out (apartment building in need of TLC)

17. 2022-05-04
    status Pending 99-char remark

    Show marketing remark (99 chars)

    This could be 5 units or 4 units depending on how it's laid out (apartment building in need of TLC)

18. 2022-04-11
    historical Contingent 99-char remark

    Show marketing remark (99 chars)

    This could be 5 units or 4 units depending on how it's laid out (apartment building in need of TLC)

19. 2022-03-28
    listed $49,900 Active 99-char remark

    Show marketing remark (99 chars)

    This could be 5 units or 4 units depending on how it's laid out (apartment building in need of TLC)

20. 2016-05-10
    soldstatus $64,000
21. 2016-05-06
    price $64,000
22. 2016-05-06
    soldstatus $64,000 Sold
23. 2016-02-05
    price $69,900
24. 2016-02-03
    historical Contingent
25. 2015-10-30
    price $69,900
26. 2015-09-30
    listed $79,900 Active
27. 2003-06-05
    soldstatus $69,000

ⓘ 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: $2,872 · $239/mo
• Projected year-2 tax: $2,872 · $239/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 2/10 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: $27,576
• − Mortgage interest: −$6,722
• − Property taxes: −$2,872
• − Insurance: −$600
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$3,491
• Taxable income: $9,479
• Est. tax owed @ 24.0%: −$2,275
• After-tax cash flow: $8,487/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

+73.9% since first listed

14 events — show timeline

• 2025-08-27 Listed $120,000 West Penn MLS
• 2022-05-12 Sold (Public Records) $40,000 Public Records
• 2022-05-09 Sold (MLS) $40,000 West Penn MLS
• 2022-05-04 Pending — West Penn MLS
• 2022-04-11 Contingent — West Penn MLS
• 2022-03-28 Listed $49,900 West Penn MLS
• 2016-05-10 Sold (Public Records) $64,000 Public Records
• 2016-05-06 Price Changed $64,000 West Penn MLS
• 2016-05-06 Sold (MLS) $64,000 West Penn MLS
• 2016-02-05 Price Changed $69,900 West Penn MLS
• 2016-02-03 Contingent — West Penn MLS
• 2015-10-30 Price Changed $69,900 West Penn MLS
• 2015-09-30 Listed $79,900 West Penn MLS
• 2003-06-05 Sold (Public Records) $69,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $2,872 · +1.2% YoY. Source: county tax records.