318 Washington Ave · Charleroi, PA 15022

$129,900

4 bd · 2.0 ba · 3,554 sqft · Other public records · 46 Days on market

Built 1910 4,399 sqft lot

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Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

* LArge home in downtown location * Rooms everywhere for computer, den, office and more. Original woodwork, pocket doors and charm galore. Alley access & storage.

Key facts

• Massive foyer
• Large covered porch
• Easy access to town

Tags

• TWO SEPARATE KITCHENS
• NEWER ROOF
• LARGE COVERED PORCH
• MASSIVE FOYER
• CLOSE TO ALL AMENITIES
• EASY ACCESS TO TOWN

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: 3 stories; Resale property; Metal roof; Frame construction
• Construction: Frame construction; Metal roof
• Exterior features: Public transportation nearby

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Bedroom 2 on the main level; Bedroom 3 on the upper level; Bedroom 4 on the upper level; Bedroom 5 on the upper level; Multiple bonus rooms on the upper level
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating (gas); Wall/window cooling units
• Interior features: Full walk-out basement; Decorative fireplaces (2)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 15.3% in Charleroi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $898 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $130k implies a 189% 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 1.19% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.10×
• Total profit: $3,459
• Equity at exit: $26,264

10-year hold

• IRR: 10.0%
• Equity multiple: 1.89×
• Total profit: $32,195
• Equity at exit: $23,441

Cash invested: $36,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$206 /mo · $2,466/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $282

Break-even live

Break-even rent $1,191

Max offer price $129,900

Occupancy floor 77%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $129,900 Active 46 DOM
2. 2026-06-17
   days on market $129,900 Active 45 DOM
3. 2026-06-16
   days on market $129,900 Active 44 DOM
4. 2026-06-16
   price $129,900 Active 43 DOM
5. 2026-06-15
   days on market $139,900 Active 43 DOM
6. 2026-06-13
   days on market $139,900 Active 41 DOM
7. 2026-06-09
   days on market $139,900 Active 37 DOM
8. 2026-06-08
   days on market $139,900 Active 36 DOM
9. 2026-06-07
   days on market $139,900 Active 35 DOM
10. 2026-06-05
    days on market $139,900 Active 32 DOM
11. 2026-06-03
    days on market $139,900 Active 31 DOM
12. 2026-06-02
    days on market $139,900 Active 30 DOM
13. 2026-06-02
    status $139,900 Active 29 DOM
14. 2026-06-01
    days on market $139,900 Contingent 29 DOM
15. 2026-05-31
    days on market $139,900 Contingent 28 DOM
16. 2026-05-07
    historical Contingent 571-char remark
17. 2026-05-03
    listed $139,900 Active 571-char remark
18. 2020-12-23
    soldstatus $45,000
19. 2004-09-30
    soldstatus $46,000
20. 2004-09-29
    soldstatus $46,000 169-char remark

    Show marketing remark (169 chars)

    * LArge home in downtown location * Rooms everywhere for computer, den, office and more. Original woodwork, pocket doors and charm galore. Alley access & storage.

21. 2004-06-29
    listed $44,900 169-char remark

    Show marketing remark (169 chars)

    * LArge home in downtown location * Rooms everywhere for computer, den, office and more. Original woodwork, pocket doors and charm galore. Alley access & storage.

ⓘ 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: $2,466 · $206/mo
• Projected year-2 tax: $2,466 · $206/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 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: $18,579
• − Mortgage interest: −$7,276
• − Property taxes: −$2,466
• − Insurance: −$650
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$3,779
• Taxable income: $1,435
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,043/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

+189.3% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $129,900 West Penn MLS
• 2026-06-01 Relisted — West Penn MLS
• 2026-05-07 Contingent — West Penn MLS
• 2026-05-03 Listed $139,900 West Penn MLS
• 2020-12-23 Sold (Public Records) $45,000 Public Records
• 2004-09-30 Sold (Public Records) $46,000 Public Records
• 2004-09-29 Sold (MLS) $46,000 West Penn MLS
• 2004-06-29 Listed $44,900 West Penn MLS

Property tax history

+6.3%/yr

Latest (2026): $2,466 · +1.2% YoY. Source: county tax records.