1209 Lower Meadow Ave · Charleroi, PA 15022

$129,900

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 63 Days on market

Built 1920 4,800 sqft lot $96/sqft · 140% above area

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• 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

1209 Lower Meadow Avenue is awaiting it's next Owner! All the work has been completed. . all renovated!! Brand New White Kitchen Cabinetry, Quartz Countertops, Appliances, Updated Baths, Carpeting, Vinyl Flooring, Paint, Lighting! Complete Transformation! Great Fenced-In yard, Front and Back Porches. . Living Room, separate Dining Room, Kitchen with a beautiful Appliance Package and Separate Counter/Prep Area, Laundry and Full Bath complete the First Floor! Upstairs are 3 BR's and a Gorgeous New Bath! Close to Restaurants, Shopping, & minutes to Rtes. 43, 70 and 51.

Key facts

• Quartz counters
• Updated baths
• Appliance package

Tags

• WHITE KITCHEN CABINETRY
• QUARTZ COUNTERS
• UPDATED BATHS
• FENCED-IN YARD
• FRONT AND BACK PORCHES
• APPLIANCE PACKAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $75 ($895/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (7.1% below list).
• Recommended offer: $121k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 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 $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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,667 (7.1% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.93% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $54,232
• List price: $129,900
• Delta: 139.52%
• 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
905 Lincoln Ave	0.24mi	2/1.5	1,312 (-3%)	15mo	$41,000	$31	69
26 Petrak St	0.36mi	3/2.5 (+1)	1,390 (+3%)	0mo	$112,500	$81	67
811 Prospect Ave	0.35mi	3/1.0 (+1)	1,463 (+8%)	3mo	$24,000	$16	62
800 Ridge Ave	0.28mi	3/1.5 (+1)	1,179 (-13%)	2mo	$164,000	$139	58
506 Lincoln Ave	0.64mi	3/1.0 (+1)	1,388 (+3%)	6mo	$35,975	$26	55
413 Shady Ave	0.66mi	3/1.0 (+1)	1,372 (+2%)	8mo	$50,000	$36	55
531 Conrad Ave	0.48mi	3/2.0 (+1)	1,232 (-9%)	5mo	$105,000	$85	50
25 Kinder Ave	0.74mi	3/1.0 (+1)	1,300 (-4%)	5mo	$119,000	$92	50
700 Shady Ave	0.47mi	3/1.0 (+1)	1,248 (-8%)	14mo	$140,000	$112	49
608 Shady Ave	0.52mi	3/1.5 (+1)	1,488 (+10%)	11mo	$64,000	$43	43
415 Oakland Ave	0.67mi	3/3.0 (+1)	1,216 (-10%)	1mo	$40,000	$33	39
719 Fourth St	0.64mi	3/3.0 (+1)	1,456 (+8%)	11mo	$37,000	$25	35

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: -6.6%
• Equity multiple: 0.73×
• Total profit: $-9,808
• Equity at exit: $26,264

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $3,437
• 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: 9.0×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$681
• Tax from tax record: −$143 /mo · $1,720/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $75

Break-even live

Break-even rent $1,112

Max offer price $129,900

Occupancy floor 89%

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: —

Rent comps 6 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	2d	1	0.02mi
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	2d	1	0.22mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	0.79mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	15d	1	1.01mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	2d	1	1.01mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	2d	1	1.12mi

Listing history 24 events

1. 2026-06-18
   days on market $129,900 Active 63 DOM
2. 2026-06-17
   days on market $129,900 Active 62 DOM
3. 2026-06-16
   days on market $129,900 Active 61 DOM
4. 2026-06-15
   days on market $129,900 Active 60 DOM
5. 2026-06-13
   days on market $129,900 Active 58 DOM
6. 2026-06-09
   days on market $129,900 Active 54 DOM
7. 2026-06-08
   days on market $129,900 Active 53 DOM
8. 2026-06-07
   days on market $129,900 Active 52 DOM
9. 2026-06-05
   days on market $129,900 Active 49 DOM
10. 2026-06-03
    days on market $129,900 Active 48 DOM
11. 2026-06-02
    days on market $129,900 Active 47 DOM
12. 2026-06-01
    days on market $129,900 Active 46 DOM
13. 2026-05-31
    days on market $129,900 Active 45 DOM
14. 2026-05-11
    price $129,900 577-char remark

    Show marketing remark (577 chars)

    1209 Lower Meadow Avenue is awaiting it's next Owner! All the work has been completed. . all renovated!! Brand New White Kitchen Cabinetry, Quartz Countertops, Appliances, Updated Baths, Carpeting, Vinyl Flooring, Paint, Lighting! Complete Transformation! Great Fenced-In yard, Front and Back Porches. . Living Room, separate Dining Room, Kitchen with a beautiful Appliance Package and Separate Counter/Prep Area, Laundry and Full Bath complete the First Floor! Upstairs are 3 BR's and a Gorgeous New Bath! Close to Restaurants, Shopping, & minutes to Rtes. 43, 70 and 51.

15. 2026-05-05
    status Active 577-char remark

    Show marketing remark (577 chars)

    1209 Lower Meadow Avenue is awaiting it's next Owner! All the work has been completed. . all renovated!! Brand New White Kitchen Cabinetry, Quartz Countertops, Appliances, Updated Baths, Carpeting, Vinyl Flooring, Paint, Lighting! Complete Transformation! Great Fenced-In yard, Front and Back Porches. . Living Room, separate Dining Room, Kitchen with a beautiful Appliance Package and Separate Counter/Prep Area, Laundry and Full Bath complete the First Floor! Upstairs are 3 BR's and a Gorgeous New Bath! Close to Restaurants, Shopping, & minutes to Rtes. 43, 70 and 51.

16. 2025-11-20
    listed $145,000 Active 577-char remark

    Show marketing remark (577 chars)

    1209 Lower Meadow Avenue is awaiting it's next Owner! All the work has been completed. . all renovated!! Brand New White Kitchen Cabinetry, Quartz Countertops, Appliances, Updated Baths, Carpeting, Vinyl Flooring, Paint, Lighting! Complete Transformation! Great Fenced-In yard, Front and Back Porches. . Living Room, separate Dining Room, Kitchen with a beautiful Appliance Package and Separate Counter/Prep Area, Laundry and Full Bath complete the First Floor! Upstairs are 3 BR's and a Gorgeous New Bath! Close to Restaurants, Shopping, & minutes to Rtes. 43, 70 and 51.

17. 2025-06-04
    soldstatus $35,000 Closed 383-char remark

    Show marketing remark (383 chars)

    Fixer-upper located in a quiet neighborhood. The property seems to be mechanically functional and has a nice side and back yard. There's plenty of space in the back yard area to back-fill a couple of off-street parking spaces. Home is 2 stories and could be a 2 or 3-bedroom house depending on your desires. Property has 2 full bathrooms and a main-floor laundry area. Sale is as-is.

18. 2025-05-07
    status Pending 383-char remark

    Show marketing remark (383 chars)

    Fixer-upper located in a quiet neighborhood. The property seems to be mechanically functional and has a nice side and back yard. There's plenty of space in the back yard area to back-fill a couple of off-street parking spaces. Home is 2 stories and could be a 2 or 3-bedroom house depending on your desires. Property has 2 full bathrooms and a main-floor laundry area. Sale is as-is.

19. 2025-04-29
    listed $27,500 Active 383-char remark

    Show marketing remark (383 chars)

    Fixer-upper located in a quiet neighborhood. The property seems to be mechanically functional and has a nice side and back yard. There's plenty of space in the back yard area to back-fill a couple of off-street parking spaces. Home is 2 stories and could be a 2 or 3-bedroom house depending on your desires. Property has 2 full bathrooms and a main-floor laundry area. Sale is as-is.

20. 2018-06-28
    soldstatus $5,000
21. 2009-05-22
    price $14,900
22. 2009-05-22
    soldstatus $12,000
23. 2009-01-16
    listed $12,000
24. 2001-11-17
    soldstatus $31,000

ⓘ 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: $1,720 · $143/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$166/yr (+$14/mo · 9.7%)

ⓘ 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 · 19 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: $14,480
• − Mortgage interest: −$7,276
• − Property taxes: −$1,720
• − Insurance: −$650
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$3,779
• Taxable loss: −$1,261
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,198/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

+319.0% since first listed

11 events — show timeline

• 2026-05-11 Price Changed $129,900 West Penn MLS
• 2026-05-05 Relisted — West Penn MLS
• 2025-11-20 Listed $145,000 West Penn MLS
• 2025-06-04 Sold (MLS) $35,000 West Penn MLS
• 2025-05-07 Pending — West Penn MLS
• 2025-04-29 Listed $27,500 West Penn MLS
• 2018-06-28 Sold (Public Records) $5,000 Public Records
• 2009-05-22 Sold (MLS) $12,000 West Penn MLS
• 2009-05-22 Price Changed $14,900 West Penn MLS
• 2009-01-16 Listed $12,000 West Penn MLS
• 2001-11-17 Sold (Public Records) $31,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $1,720 · +1.2% YoY. Source: county tax records.