706 Shady Ave · Charleroi, PA 15022

$49,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 269 Days on market

Built 1910 $50/sqft · 35% below area Est $77k · 35% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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

Listing remarks MLS

SOLD AS IS CONDITION. Great starter home for single family or investor. This 2 story 2 bedroom 1 bath is located in the heart of Charleroi. Currently tenant occupied.

Key facts

• 2 parking spots
• Built 1910
• Listed 269 days

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$76,533) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 14.8% in Charleroi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 85 active listings in the ZIP; 5 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 $345 of loan paydown is wiped out by about $913 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.29% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.06%
• DSCR: 2.96
• GRM: 3.6

CMA / ARV

• ARV (median comp): $76,533
• List price: $49,900
• Delta: -34.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Meadow Ave	0.03mi	2/1.0	1,100 (+9%)	7mo	$74,900	$68	77
924 5th St	0.05mi	2/2.0	1,087 (+8%)	6mo	$58,000	$53	76
301 Fremont Rd	0.21mi	2/2.0	1,087 (+8%)	16mo	$122,500	$113	60
412 Oakland Ave	0.21mi	3/1.0 (+1)	1,050 (+4%)	22mo	$84,000	$80	60
611 Oakland Ave	0.10mi	3/1.5 (+1)	1,100 (+9%)	22mo	$179,000	$163	55
37 Moyer Ave	0.37mi	3/1.0 (+1)	1,088 (+8%)	18mo	$162,000	$149	49
209 Crest Ave	0.43mi	2/2.0	1,120 (+11%)	11mo	$40,000	$36	48

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: 42.7%
• Equity multiple: 2.94×
• Total profit: $27,121
• Equity at exit: $10,089

10-year hold

• IRR: 47.6%
• Equity multiple: 5.87×
• Total profit: $68,108
• Equity at exit: $9,005

Cash invested: $13,972 (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: 85
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,142 high
• Mortgage (P&I): −$262
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $513

Break-even live

Break-even rent $492

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $541	-5% $527	+0% $513	+5% $499	+10% $485
Rent	-10% $423	-5% $468	+0% $513	+5% $558	+10% $603
Rate	-1.0pp $538	-0.5pp $526	base $513	+0.5pp $500	+1.0pp $487

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	3d	1	0.43mi
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	3d	1	0.44mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	3d	1	0.93mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	16d	1	1.25mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	3d	1	1.25mi

Listing history 15 events

1. 2026-06-21
   days on market $49,900 Active 269 DOM
2. 2026-06-18
   days on market $49,900 Active 266 DOM
3. 2026-06-17
   days on market $49,900 Active 265 DOM
4. 2026-06-16
   days on market $49,900 Active 264 DOM
5. 2026-06-15
   days on market $49,900 Active 263 DOM
6. 2026-06-13
   days on market $49,900 Active 261 DOM
7. 2026-06-09
   days on market $49,900 Active 257 DOM
8. 2026-06-08
   days on market $49,900 Active 256 DOM
9. 2026-06-07
   days on market $49,900 Active 255 DOM
10. 2026-06-05
    days on market $49,900 Active 252 DOM
11. 2026-06-03
    days on market $49,900 Active 251 DOM
12. 2026-06-02
    days on market $49,900 Active 250 DOM
13. 2026-06-01
    days on market $49,900 Active 249 DOM
14. 2026-05-31
    days on market $49,900 Active 248 DOM
15. 2025-09-25
    listed $49,900 Active 166-char remark

    Show marketing remark (166 chars)

    SOLD AS IS CONDITION. Great starter home for single family or investor. This 2 story 2 bedroom 1 bath is located in the heart of Charleroi. Currently tenant occupied.

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,276 · $106/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $13,699
• − Mortgage interest: −$2,795
• − Property taxes: −$1,276
• − Insurance: −$250
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$1,452
• Taxable income: $5,734
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $4,780/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

1 event — show timeline

• 2025-09-25 Listed $49,900 West Penn MLS

Property tax history

+3.4%/yr

Latest (2026): $1,276 · +1.2% YoY. Source: county tax records.