703 Washington Ave · Charleroi, PA 15022

$79,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 91 Days on market

Built 1900 1,306 sqft lot $62/sqft · 90% above area

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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

Listing remarks MLS

Roomy 2 bedroom home in great move in condition. Covered 14/07 front porch for enjoying the neighborhood. The kitchen is large with ample cabinetry and is open to the dining room area. Furnace and air are approx 5 years old, updated flooring, bath, and freshly painted. Small rear fenced yard for easy maintenance but plenty of space for your pet. 1280 square feet make each room large and open and the dry partial basement is great storage. Easy travel to shopping and the interstate. Move right in and make it your own.

Key facts

• Covered front porch
• Dry partial basement
• Ample cabinetry

Tags

• COVERED FRONT PORCH
• LARGE KITCHEN
• AMPLE CABINETRY
• UPDATED FLOORING
• SMALL REAR FENCED YARD
• DRY PARTIAL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% 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; 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $42,128
• List price: $79,900
• Delta: 89.66%
• 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
700 Shady Ave	0.20mi	3/1.0 (+1)	1,248 (-2%)	14mo	$140,000	$112	70
306 Meadow Ave	0.38mi	2/1.5	1,309 (+2%)	9mo	$95,000	$73	69
506 Lincoln Ave	0.19mi	3/1.0 (+1)	1,388 (+8%)	6mo	$35,975	$26	67
811 Prospect Ave	0.11mi	3/1.0 (+1)	1,463 (+14%)	3mo	$24,000	$16	64
705 Meadow Ave	0.18mi	2/1.0	1,100 (-14%)	7mo	$74,900	$68	62
413 Shady Ave	0.31mi	3/1.0 (+1)	1,372 (+7%)	8mo	$50,000	$36	62
415 Oakland Ave	0.36mi	3/3.0 (+1)	1,216 (-5%)	1mo	$40,000	$33	62
26 Petrak St	0.32mi	3/2.5 (+1)	1,390 (+9%)	0mo	$112,500	$81	60
213 Crest Ave	0.44mi	3/1.0 (+1)	1,449 (+13%)	6mo	$32,000	$22	48
217 Meadow Ave	0.43mi	3/2.0 (+1)	1,387 (+8%)	11mo	$64,000	$46	47
209 Crest Ave	0.45mi	2/2.0	1,120 (-12%)	11mo	$40,000	$36	45
800 Ridge Ave	0.73mi	3/1.5 (+1)	1,179 (-8%)	2mo	$164,000	$139	44

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: 17.3%
• Equity multiple: 1.75×
• Total profit: $16,742
• Equity at exit: $16,155

10-year hold

• IRR: 24.1%
• Equity multiple: 3.29×
• Total profit: $51,302
• Equity at exit: $14,418

Cash invested: $22,372 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$419
• Tax from tax record: −$94 /mo · $1,126/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $403

Break-even live

Break-even rent $691

Max offer price $79,900

Occupancy floor 61%

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: $19,975
• Closing costs: $2,397
• 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	1d	1	0.32mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.40mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	0.72mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	1.05mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	1.05mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	1.21mi

Listing history 27 events

1. 2026-06-18
   days on market $79,900 Active 91 DOM
2. 2026-06-17
   days on market $79,900 Active 90 DOM
3. 2026-06-16
   days on market $79,900 Active 89 DOM
4. 2026-06-15
   days on market $79,900 Active 88 DOM
5. 2026-06-13
   days on market $79,900 Active 86 DOM
6. 2026-06-10
   price $79,900 Active 82 DOM
7. 2026-06-09
   days on market $84,900 Active 82 DOM
8. 2026-06-08
   days on market $84,900 Active 81 DOM
9. 2026-06-07
   pricedays on market $84,900 Active 80 DOM
10. 2026-06-05
    days on market $89,900 Active 77 DOM
11. 2026-06-03
    days on market $89,900 Active 76 DOM
12. 2026-06-02
    days on market $89,900 Active 75 DOM
13. 2026-06-01
    days on market $89,900 Active 74 DOM
14. 2026-05-31
    days on market $89,900 Active 73 DOM
15. 2026-03-19
    listed $89,900 Active 521-char remark

    Show marketing remark (521 chars)

    Roomy 2 bedroom home in great move in condition. Covered 14/07 front porch for enjoying the neighborhood. The kitchen is large with ample cabinetry and is open to the dining room area. Furnace and air are approx 5 years old, updated flooring, bath, and freshly painted. Small rear fenced yard for easy maintenance but plenty of space for your pet. 1280 square feet make each room large and open and the dry partial basement is great storage. Easy travel to shopping and the interstate. Move right in and make it your own.

16. 2026-01-27
    historical Expired 717-char remark

    Show marketing remark (717 chars)

    Immaculate! Welcome to this beautifully maintained 2-bedroom, 1.5-bath single-family home where pride of ownership is evident throughout. Bright, inviting living spaces feature a functional layout ideal for everyday living and entertaining. The kitchen offers modern appliances, ample cabinetry, and a seamless connection to the dining area. Both bedrooms are generously sized with excellent closet space, complemented by an updated full bath and convenient half bath. Enjoy a private, low-maintenance yard perfect for relaxing or hosting guests. With thoughtful updates, strong mechanicals, and meticulous care, this home is truly move-in ready. Turnkey homes like this are rare—schedule your showing today.

17. 2025-10-22
    price $99,000 717-char remark

    Show marketing remark (717 chars)

    Immaculate! Welcome to this beautifully maintained 2-bedroom, 1.5-bath single-family home where pride of ownership is evident throughout. Bright, inviting living spaces feature a functional layout ideal for everyday living and entertaining. The kitchen offers modern appliances, ample cabinetry, and a seamless connection to the dining area. Both bedrooms are generously sized with excellent closet space, complemented by an updated full bath and convenient half bath. Enjoy a private, low-maintenance yard perfect for relaxing or hosting guests. With thoughtful updates, strong mechanicals, and meticulous care, this home is truly move-in ready. Turnkey homes like this are rare—schedule your showing today.

18. 2025-10-05
    price $115,000 717-char remark

    Show marketing remark (717 chars)

    Immaculate! Welcome to this beautifully maintained 2-bedroom, 1.5-bath single-family home where pride of ownership is evident throughout. Bright, inviting living spaces feature a functional layout ideal for everyday living and entertaining. The kitchen offers modern appliances, ample cabinetry, and a seamless connection to the dining area. Both bedrooms are generously sized with excellent closet space, complemented by an updated full bath and convenient half bath. Enjoy a private, low-maintenance yard perfect for relaxing or hosting guests. With thoughtful updates, strong mechanicals, and meticulous care, this home is truly move-in ready. Turnkey homes like this are rare—schedule your showing today.

19. 2025-08-05
    price $125,000 717-char remark

    Show marketing remark (717 chars)

    Immaculate! Welcome to this beautifully maintained 2-bedroom, 1.5-bath single-family home where pride of ownership is evident throughout. Bright, inviting living spaces feature a functional layout ideal for everyday living and entertaining. The kitchen offers modern appliances, ample cabinetry, and a seamless connection to the dining area. Both bedrooms are generously sized with excellent closet space, complemented by an updated full bath and convenient half bath. Enjoy a private, low-maintenance yard perfect for relaxing or hosting guests. With thoughtful updates, strong mechanicals, and meticulous care, this home is truly move-in ready. Turnkey homes like this are rare—schedule your showing today.

20. 2025-06-09
    price $135,000 717-char remark

    Show marketing remark (717 chars)

    Immaculate! Welcome to this beautifully maintained 2-bedroom, 1.5-bath single-family home where pride of ownership is evident throughout. Bright, inviting living spaces feature a functional layout ideal for everyday living and entertaining. The kitchen offers modern appliances, ample cabinetry, and a seamless connection to the dining area. Both bedrooms are generously sized with excellent closet space, complemented by an updated full bath and convenient half bath. Enjoy a private, low-maintenance yard perfect for relaxing or hosting guests. With thoughtful updates, strong mechanicals, and meticulous care, this home is truly move-in ready. Turnkey homes like this are rare—schedule your showing today.

21. 2025-01-29
    listed $145,000 Active 717-char remark

    Show marketing remark (717 chars)

    Immaculate! Welcome to this beautifully maintained 2-bedroom, 1.5-bath single-family home where pride of ownership is evident throughout. Bright, inviting living spaces feature a functional layout ideal for everyday living and entertaining. The kitchen offers modern appliances, ample cabinetry, and a seamless connection to the dining area. Both bedrooms are generously sized with excellent closet space, complemented by an updated full bath and convenient half bath. Enjoy a private, low-maintenance yard perfect for relaxing or hosting guests. With thoughtful updates, strong mechanicals, and meticulous care, this home is truly move-in ready. Turnkey homes like this are rare—schedule your showing today.

22. 2022-08-08
    soldstatus $50,000
23. 2022-08-02
    status Pending
24. 2022-07-29
    soldstatus $50,000 Closed
25. 2022-07-02
    historical Contingent
26. 2022-06-19
    price $62,000
27. 2022-05-18
    listed $65,000 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: $1,126 · $94/mo
• Projected year-2 tax: $1,194 · $100/mo
• Expected delta: +$68/yr (+$6/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,422
• − Mortgage interest: −$4,476
• − Property taxes: −$1,126
• − Insurance: −$400
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$2,324
• Taxable income: $3,789
• Est. tax owed @ 24.0%: −$909
• After-tax cash flow: $3,930/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

+38.3% since first listed

13 events — show timeline

• 2026-03-19 Listed $89,900 West Penn MLS
• 2026-01-27 Delisted — West Penn MLS
• 2025-10-22 Price Changed $99,000 West Penn MLS
• 2025-10-05 Price Changed $115,000 West Penn MLS
• 2025-08-05 Price Changed $125,000 West Penn MLS
• 2025-06-09 Price Changed $135,000 West Penn MLS
• 2025-01-29 Listed $145,000 West Penn MLS
• 2022-08-08 Sold (Public Records) $50,000 Public Records
• 2022-08-02 Pending — West Penn MLS
• 2022-07-29 Sold (MLS) $50,000 West Penn MLS
• 2022-07-02 Contingent — West Penn MLS
• 2022-06-19 Price Changed $62,000 West Penn MLS
• 2022-05-18 Listed $65,000 West Penn MLS

Property tax history

+2.5%/yr

Latest (2026): $1,126 · +1.2% YoY. Source: county tax records.