831 Prospect Ave · Charleroi, PA 15022

$9,000

1 bd · 1.0 ba · 482 sqft · SingleFamily public records · 168 Days on market

Built 1910 2,448 sqft lot $19/sqft · 77% below area ↓ 28% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

Key facts

• 2,448 sq ft lot
• Built 1910
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $9k.

Deal economics

• At list price, monthly cash flow is $558 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($785 rent vs $9k).
• Recommended offer: $8k (12.0% below list) — sets the bar for market timing.
• Cap rate 80.7% 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: 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; 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 $62 of loan paydown is wiped out by about $165 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($8k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $29k (76%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1k; list at $9k implies a 800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $7,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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. 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. 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?
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: 8.72% ✓
• Cap rate: 80.68%
• Cash-on-cash: 265.68%
• DSCR: 12.82
• GRM: 1.0

CMA / ARV

• ARV (median comp): $39,366
• List price: $9,000
• Delta: -77.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Shady Ave	0.59mi	2/1.0 (+1)	546 (+13%)	19mo	$40,000	$73	30

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: —
• Equity multiple: 14.71×
• Total profit: $34,538
• Equity at exit: $1,820

10-year hold

• IRR: —
• Equity multiple: 31.27×
• Total profit: $76,285
• Equity at exit: $1,624

Cash invested: $2,520 (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: 1.0×

Monthly cashflow live

• Estimated rent: $785 medium
• Mortgage (P&I): −$47
• Tax est. 1.5%: −$11 /mo · $135/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$165
• Net cashflow: $558

Break-even live

Break-even rent $79

Max offer price $9,000

Occupancy floor 24%

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: $2,250
• Closing costs: $270
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-12
   status Pending 324-char remark

   Show marketing remark (324 chars)

   Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

2. 2026-03-25
   price $9,000 324-char remark

   Show marketing remark (324 chars)

   Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

3. 2026-02-26
   price $15,000 324-char remark

   Show marketing remark (324 chars)

   Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

4. 2025-12-30
   price $20,000 324-char remark

   Show marketing remark (324 chars)

   Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

5. 2025-12-09
   price $29,900 324-char remark

   Show marketing remark (324 chars)

   Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

6. 2025-11-25
   listed $38,000 Active 324-char remark

   Show marketing remark (324 chars)

   Charming 1-bedroom, 1-bath home with endless potential! This property is ready for updates and is the perfect opportunity for anyone looking to renovate and add value. Great layout, desirable location, and a fantastic chance to create your ideal space. Don’t miss this investment-ready gem! Seller financing available.

7. 2020-02-13
   historical Withdrawn 191-char remark

   Show marketing remark (191 chars)

   This house just needs a few repairs to be transformed into a home!! Sun porch! Generous bedroom sizes!! Centrally located!! Close to shopping and transportation. Awesome investment potential

8. 2019-03-24
   listed $8,000 Active 191-char remark

   Show marketing remark (191 chars)

   This house just needs a few repairs to be transformed into a home!! Sun porch! Generous bedroom sizes!! Centrally located!! Close to shopping and transportation. Awesome investment potential

9. 2019-03-24
   historical Expired

   Show marketing remark (191 chars)

   This house just needs a few repairs to be transformed into a home!! Sun porch! Generous bedroom sizes!! Centrally located!! Close to shopping and transportation. Awesome investment potential

10. 2018-11-07
    listed $8,000 Active
11. 2018-08-28
    historical Expired
12. 2017-08-30
    listed $5,500 Active
13. 2017-02-28
    soldstatus $1,000
14. 2015-10-29
    soldstatus $43,172
15. 2000-05-17
    soldstatus $11,000
16. 1999-08-26
    listed $12,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 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: $9,420
• − Mortgage interest: −$504
• − Property taxes: −$135
• − Insurance: −$45
• − Repairs & maintenance: −$754
• − Management: −$754
• − Depreciation: −$262
• Taxable income: $6,967
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $5,023/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

-28.0% since first listed

16 events — show timeline

• 2026-05-12 Pending — West Penn MLS
• 2026-03-25 Price Changed $9,000 West Penn MLS
• 2026-02-26 Price Changed $15,000 West Penn MLS
• 2025-12-30 Price Changed $20,000 West Penn MLS
• 2025-12-09 Price Changed $29,900 West Penn MLS
• 2025-11-25 Listed $38,000 West Penn MLS
• 2020-02-13 Delisted — West Penn MLS
• 2019-03-24 Delisted — West Penn MLS
• 2019-03-24 Listed $8,000 West Penn MLS
• 2018-11-07 Listed $8,000 West Penn MLS
• 2018-08-28 Delisted — West Penn MLS
• 2017-08-30 Listed $5,500 West Penn MLS
• 2017-02-28 Sold (Public Records) $1,000 Public Records
• 2015-10-29 Sold (Public Records) $43,172 Public Records
• 2000-05-17 Sold (MLS) $11,000 West Penn MLS
• 1999-08-26 Listed $12,500 West Penn MLS

Property tax history

+0.8%/yr

Latest (2026): $622 · +1.2% YoY. Source: county tax records.