465 4th St · North Charleroi, PA 15022

$139,900

4 bd · 1.5 ba · 2,590 sqft · SingleFamily public records · 1 Days on market

Built 1910

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.5/10.0
• 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

Discover the charm of 465 4th St, Charleroi, PA! This beautifully maintained home offers spacious living with a warm, inviting ambiance. Featuring elegant hardwood floors, kitchen, and abundant natural light, it’s perfect for comfortable living. Conveniently located near shops, dining, and major routes—don’t miss this gem in Washington County! Schedule your tour today! to be sold as-is. Any cleanout or cleanup will need to be done by the buyer. Home inspections are fine, for information purposes only, no improvements or seller repairs will be made. We cannot guarantee property to be in broom swept condition. Buyer is responsible for any and all municipal certifications (use and occupancy certs etc. ).

Key facts

• Large front porch
• Fenced-in backyard
• Corner lot

Tags

• CORNER LOT
• ORIGINAL HARDWOOD FLOORS
• LARGE FRONT PORCH
• FENCED-IN BACKYARD
• PRIVATE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).

Location & tenants

• Location reads 76/100 on livability (#379 in PA, #3,397 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D+, schools F, amenities 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 $967 of loan paydown is wiped out by about $3k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $139,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.05% ✓
• Cap rate: 7.83%
• Cash-on-cash: 5.49%
• DSCR: 1.24
• GRM: 7.9

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: -2.6%
• Equity multiple: 0.89×
• Total profit: $-4,237
• Equity at exit: $28,286

10-year hold

• IRR: 5.2%
• Equity multiple: 1.44×
• Total profit: $17,427
• Equity at exit: $25,246

Cash invested: $39,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $179

Break-even live

Break-even rent $1,245

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $258	-5% $219	+0% $179	+5% $140	+10% $100
Rent	-10% $63	-5% $121	+0% $179	+5% $237	+10% $296
Rate	-1.0pp $250	-0.5pp $215	base $179	+0.5pp $143	+1.0pp $106

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-26
   listed $139,900 Active
2. 2025-04-15
   historical Expired 728-char remark

   Show marketing remark (728 chars)

   Discover the charm of 465 4th St, Charleroi, PA! This beautifully maintained home offers spacious living with a warm, inviting ambiance. Featuring elegant hardwood floors, kitchen, and abundant natural light, it’s perfect for comfortable living. Conveniently located near shops, dining, and major routes—don’t miss this gem in Washington County! Schedule your tour today! to be sold as-is. Any cleanout or cleanup will need to be done by the buyer. Home inspections are fine, for information purposes only, no improvements or seller repairs will be made. We cannot guarantee property to be in broom swept condition. Buyer is responsible for any and all municipal certifications (use and occupancy certs etc. ).

3. 2025-04-04
   price $95,000 728-char remark

   Show marketing remark (728 chars)

   Discover the charm of 465 4th St, Charleroi, PA! This beautifully maintained home offers spacious living with a warm, inviting ambiance. Featuring elegant hardwood floors, kitchen, and abundant natural light, it’s perfect for comfortable living. Conveniently located near shops, dining, and major routes—don’t miss this gem in Washington County! Schedule your tour today! to be sold as-is. Any cleanout or cleanup will need to be done by the buyer. Home inspections are fine, for information purposes only, no improvements or seller repairs will be made. We cannot guarantee property to be in broom swept condition. Buyer is responsible for any and all municipal certifications (use and occupancy certs etc. ).

4. 2025-03-29
   price $110,000 728-char remark

   Show marketing remark (728 chars)

   Discover the charm of 465 4th St, Charleroi, PA! This beautifully maintained home offers spacious living with a warm, inviting ambiance. Featuring elegant hardwood floors, kitchen, and abundant natural light, it’s perfect for comfortable living. Conveniently located near shops, dining, and major routes—don’t miss this gem in Washington County! Schedule your tour today! to be sold as-is. Any cleanout or cleanup will need to be done by the buyer. Home inspections are fine, for information purposes only, no improvements or seller repairs will be made. We cannot guarantee property to be in broom swept condition. Buyer is responsible for any and all municipal certifications (use and occupancy certs etc. ).

5. 2025-03-11
   listed $119,997 Active 728-char remark

   Show marketing remark (728 chars)

   Discover the charm of 465 4th St, Charleroi, PA! This beautifully maintained home offers spacious living with a warm, inviting ambiance. Featuring elegant hardwood floors, kitchen, and abundant natural light, it’s perfect for comfortable living. Conveniently located near shops, dining, and major routes—don’t miss this gem in Washington County! Schedule your tour today! to be sold as-is. Any cleanout or cleanup will need to be done by the buyer. Home inspections are fine, for information purposes only, no improvements or seller repairs will be made. We cannot guarantee property to be in broom swept condition. Buyer is responsible for any and all municipal certifications (use and occupancy certs etc. ).

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 ≥99°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: $17,665
• − Mortgage interest: −$7,837
• − Property taxes: −$2,300
• − Insurance: −$700
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,070
• Taxable loss: −$68
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,168/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 — North Charleroi

• Score: 76/100
• State rank: #379
• US rank: #3397

Category grades

Amenities F Commute A+ Cost of living A+ Crime A+ Employment D+ Housing A Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North 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

+16.6% since first listed

5 events — show timeline

• 2026-05-26 Listed $139,900 FSBO.com
• 2025-04-15 Delisted — West Penn MLS
• 2025-04-04 Price Changed $95,000 West Penn MLS
• 2025-03-29 Price Changed $110,000 West Penn MLS
• 2025-03-11 Listed $119,997 West Penn MLS

Property tax history

-1.6%/yr

Latest (2026): $2,300 · +1.3% YoY. Source: county tax records.