506 1st St · Charleroi, PA 15022

$65,000

2 bd · 2.0 ba · 1,158 sqft · SingleFamily public records · 245 Days on market

Built 1930 1,328 sqft lot $56/sqft · 8% above area Est $60k · 8% over

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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
• Appreciation +4.1/10.0
• ARV discount +3.8/15.0
• 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 renovated home in Charleroi! This beautifully maintained residence offers the perfect blend of comfort and modern convenience, featuring 1,158 sq ft of living space with 2 bedrooms and 2 full baths. The updated kitchen shines with stainless steel appliances including a gas stove, dishwasher, and disposal—ideal for everyday cooking or entertaining. Enjoy year-round comfort with the newer central air system (2023) paired with a well-maintained gas furnace (2016). The spacious living room showcases luxury vinyl flooring, providing a contemporary look that’s both durable and easy to maintain. Step outside to a large covered front porch, the perfect setting for morning coffee or relaxing evenings. Additional features include an integral garage plus two on-street parking spaces for guests. Located in a peaceful residential neighborhood near shops, restaurants, and commuter routes, this move-in-ready home combines convenience, style, and value in one inviting package.

Key facts

• Gas furnace
• Renovated home
• Updated kitchen

Tags

• RENOVATED HOME
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• CENTRAL AIR SYSTEM
• GAS FURNACE
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% 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; 5 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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $65k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 245 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 1930 — 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: 1.72% ✓
• Cap rate: 13.01%
• Cash-on-cash: 23.97%
• DSCR: 2.07
• GRM: 4.9

CMA / ARV

• ARV (median comp): $60,043
• List price: $65,000
• Delta: 8.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Crest Ave	0.16mi	2/2.0	1,120 (-3%)	11mo	$40,000	$36	78
702 1st St	0.13mi	3/2.0 (+1)	1,218 (+5%)	16mo	$145,000	$119	67
415 Oakland Ave	0.44mi	3/3.0 (+1)	1,216 (+5%)	1mo	$40,000	$33	61
306 Meadow Ave	0.25mi	2/1.5	1,309 (+13%)	9mo	$95,000	$73	57
924 5th St	0.59mi	2/2.0	1,087 (-6%)	6mo	$58,000	$53	57
705 Meadow Ave	0.56mi	2/1.0	1,100 (-5%)	7mo	$74,900	$68	56
404 Meadow Ave	0.34mi	2/1.5	1,240 (+7%)	20mo	$120,000	$97	53
730 Washington Ave	0.61mi	3/1.5 (+1)	1,175 (+2%)	16mo	$32,000	$27	49
314 Woodland Ave	0.39mi	2/1.5	1,272 (+10%)	20mo	$115,000	$90	47
700 Shady Ave	0.56mi	3/1.0 (+1)	1,248 (+8%)	14mo	$140,000	$112	40
518 Third St	0.22mi	3/1.0 (+1)	1,328 (+15%)	20mo	$25,000	$19	40
830 Crest Ave	0.69mi	3/1.0 (+1)	1,320 (+14%)	16mo	$41,000	$31	22

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: 20.1%
• Equity multiple: 1.88×
• Total profit: $15,929
• Equity at exit: $13,142

10-year hold

• IRR: 26.7%
• Equity multiple: 3.57×
• Total profit: $46,851
• Equity at exit: $11,730

Cash invested: $18,200 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$341
• Tax from tax record: −$150 /mo · $1,806/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $364

Break-even live

Break-even rent $656

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.89mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.97mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	1.09mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	1.46mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $65,000 Active 245 DOM
2. 2026-06-17
   days on market $65,000 Active 244 DOM
3. 2026-06-16
   days on market $65,000 Active 243 DOM
4. 2026-06-15
   days on market $65,000 Active 242 DOM
5. 2026-06-13
   days on market $65,000 Active 240 DOM
6. 2026-06-09
   days on market $65,000 Active 236 DOM
7. 2026-06-08
   days on market $65,000 Active 235 DOM
8. 2026-06-07
   days on market $65,000 Active 234 DOM
9. 2026-06-05
   days on market $65,000 Active 231 DOM
10. 2026-06-03
    days on market $65,000 Active 230 DOM
11. 2026-06-02
    days on market $65,000 Active 229 DOM
12. 2026-06-01
    days on market $65,000 Active 228 DOM
13. 2026-05-31
    days on market $65,000 Active 227 DOM
14. 2026-01-09
    price $65,000 996-char remark

    Show marketing remark (996 chars)

    Charming renovated home in Charleroi! This beautifully maintained residence offers the perfect blend of comfort and modern convenience, featuring 1,158 sq ft of living space with 2 bedrooms and 2 full baths. The updated kitchen shines with stainless steel appliances including a gas stove, dishwasher, and disposal—ideal for everyday cooking or entertaining. Enjoy year-round comfort with the newer central air system (2023) paired with a well-maintained gas furnace (2016). The spacious living room showcases luxury vinyl flooring, providing a contemporary look that’s both durable and easy to maintain. Step outside to a large covered front porch, the perfect setting for morning coffee or relaxing evenings. Additional features include an integral garage plus two on-street parking spaces for guests. Located in a peaceful residential neighborhood near shops, restaurants, and commuter routes, this move-in-ready home combines convenience, style, and value in one inviting package.

15. 2025-11-12
    price $70,000 996-char remark

    Show marketing remark (996 chars)

    Charming renovated home in Charleroi! This beautifully maintained residence offers the perfect blend of comfort and modern convenience, featuring 1,158 sq ft of living space with 2 bedrooms and 2 full baths. The updated kitchen shines with stainless steel appliances including a gas stove, dishwasher, and disposal—ideal for everyday cooking or entertaining. Enjoy year-round comfort with the newer central air system (2023) paired with a well-maintained gas furnace (2016). The spacious living room showcases luxury vinyl flooring, providing a contemporary look that’s both durable and easy to maintain. Step outside to a large covered front porch, the perfect setting for morning coffee or relaxing evenings. Additional features include an integral garage plus two on-street parking spaces for guests. Located in a peaceful residential neighborhood near shops, restaurants, and commuter routes, this move-in-ready home combines convenience, style, and value in one inviting package.

16. 2025-10-14
    listed $74,900 Active 996-char remark

    Show marketing remark (996 chars)

    Charming renovated home in Charleroi! This beautifully maintained residence offers the perfect blend of comfort and modern convenience, featuring 1,158 sq ft of living space with 2 bedrooms and 2 full baths. The updated kitchen shines with stainless steel appliances including a gas stove, dishwasher, and disposal—ideal for everyday cooking or entertaining. Enjoy year-round comfort with the newer central air system (2023) paired with a well-maintained gas furnace (2016). The spacious living room showcases luxury vinyl flooring, providing a contemporary look that’s both durable and easy to maintain. Step outside to a large covered front porch, the perfect setting for morning coffee or relaxing evenings. Additional features include an integral garage plus two on-street parking spaces for guests. Located in a peaceful residential neighborhood near shops, restaurants, and commuter routes, this move-in-ready home combines convenience, style, and value in one inviting package.

17. 1998-05-04
    soldstatus $38,000 109-char remark

    Show marketing remark (109 chars)

    MUST SEE INSIDE TO APPRECIATE ROOMINESS & EXC. CONDITION, CHERRY CAB. E. I. K. FORMAL D. R. ,CENT. AIR,

18. 1998-04-28
    soldstatus $38,000
19. 1998-03-05
    listed $39,900 109-char remark

    Show marketing remark (109 chars)

    MUST SEE INSIDE TO APPRECIATE ROOMINESS & EXC. CONDITION, CHERRY CAB. E. I. K. FORMAL D. R. ,CENT. AIR,

ⓘ 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: $1,806 · $150/mo
• Projected year-2 tax: $1,806 · $150/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: $13,398
• − Mortgage interest: −$3,641
• − Property taxes: −$1,806
• − Insurance: −$325
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,891
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,501/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

+62.9% since first listed

6 events — show timeline

• 2026-01-09 Price Changed $65,000 West Penn MLS
• 2025-11-12 Price Changed $70,000 West Penn MLS
• 2025-10-14 Listed $74,900 West Penn MLS
• 1998-05-04 Sold (MLS) $38,000 West Penn MLS
• 1998-04-28 Sold (Public Records) $38,000 Public Records
• 1998-03-05 Listed $39,900 West Penn MLS

Property tax history

+4.1%/yr

Latest (2026): $1,806 · +1.2% YoY. Source: county tax records.