1003 3rd St · Charleroi, PA 15022

$40,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 23 Days on market

Built 1910 Est $66k · 40% under ↓ 33% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

GRAND SPACIOUS 3 BR 2 STY-MANY UPDATES. BATH RM CARPET, WND TRMTS STAY 2 COVERED PORCHES LEVEL YD, SHED, HOME WARRANTY-2 CF WALK UP ATTIC MOVEIN COND-OWNERS SPOUSE IS REALTOR

Key facts

• Built 1910
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.6% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $277 of loan paydown is wiped out by about $732 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago 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: property tax is 3.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.27% ✓
• Cap rate: 26.58%
• Cash-on-cash: 72.46%
• DSCR: 4.22
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $66,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Oakland Ave	0.19mi	3/3.0	1,216 (-3%)	1mo	$40,000	$33	78
700 Shady Ave	0.39mi	3/1.0	1,248 (0%)	14mo	$140,000	$112	70
306 Meadow Ave	0.17mi	2/1.5 (-1)	1,309 (+5%)	9mo	$95,000	$73	70
413 Shady Ave	0.20mi	3/1.0	1,372 (+10%)	8mo	$50,000	$36	68
217 Meadow Ave	0.14mi	3/2.0	1,387 (+11%)	12mo	$64,000	$46	61
506 Lincoln Ave	0.38mi	3/1.0	1,388 (+11%)	6mo	$35,975	$26	58
209 Crest Ave	0.20mi	2/2.0 (-1)	1,120 (-10%)	11mo	$40,000	$36	55
705 Meadow Ave	0.40mi	2/1.0 (-1)	1,100 (-12%)	7mo	$74,900	$68	51
26 Petrak St	0.52mi	3/2.5	1,390 (+11%)	1mo	$112,500	$81	50
316 Fox Stop Rd	0.55mi	3/1.0	1,411 (+13%)	5mo	$110,000	$78	48
297 Grandview Way	0.61mi	3/1.0	1,344 (+8%)	14mo	$60,000	$45	47
924 5th St	0.38mi	2/2.0 (-1)	1,087 (-13%)	6mo	$58,000	$53	47

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: 73.1%
• Equity multiple: 4.45×
• Total profit: $38,659
• Equity at exit: $8,088

10-year hold

• IRR: 76.2%
• Equity multiple: 9.14×
• Total profit: $91,208
• Equity at exit: $7,218

Cash invested: $11,200 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $676

Break-even live

Break-even rent $452

Max offer price $40,000

Occupancy floor 43%

Sensitivity live

Price	-10% $699	-5% $688	+0% $676	+5% $665	+10% $654
Rent	-10% $573	-5% $625	+0% $676	+5% $728	+10% $780
Rate	-1.0pp $696	-0.5pp $686	base $676	+0.5pp $666	+1.0pp $655

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	2d	1	0.86mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	2d	1	0.87mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	1.22mi

Listing history 17 events

1. 2026-06-18
   days on market $40,000 Active 23 DOM
2. 2026-06-17
   days on market $40,000 Active 22 DOM
3. 2026-06-16
   days on market $40,000 Active 21 DOM
4. 2026-06-15
   days on market $40,000 Active 20 DOM
5. 2026-06-13
   days on market $40,000 Active 18 DOM
6. 2026-06-09
   days on market $40,000 Active 14 DOM
7. 2026-06-08
   days on market $40,000 Active 13 DOM
8. 2026-06-07
   days on market $40,000 Active 12 DOM
9. 2026-06-05
   days on market $40,000 Active 9 DOM
10. 2026-06-03
    days on market $40,000 Active 8 DOM
11. 2026-06-02
    days on market $40,000 Active 7 DOM
12. 2026-06-01
    days on market $40,000 Active 6 DOM
13. 2026-05-31
    days on market $40,000 Active 5 DOM
14. 2026-05-26
    listed $40,000 Active
15. 2004-07-06
    soldstatus $54,100
16. 2004-06-25
    soldstatus $54,100 174-char remark

    Show marketing remark (174 chars)

    GRAND SPACIOUS 3 BR 2 STY-MANY UPDATES. BATH RM CARPET, WND TRMTS STAY 2 COVERED PORCHES LEVEL YD, SHED, HOME WARRANTY-2 CF WALK UP ATTIC MOVEIN COND-OWNERS SPOUSE IS REALTOR

17. 2003-10-23
    listed $59,900 174-char remark

    Show marketing remark (174 chars)

    GRAND SPACIOUS 3 BR 2 STY-MANY UPDATES. BATH RM CARPET, WND TRMTS STAY 2 COVERED PORCHES LEVEL YD, SHED, HOME WARRANTY-2 CF WALK UP ATTIC MOVEIN COND-OWNERS SPOUSE IS REALTOR

ⓘ 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: $1,567 · $131/mo
• Projected year-2 tax: $1,567 · $131/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 · 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: $15,696
• − Mortgage interest: −$2,241
• − Property taxes: −$1,567
• − Insurance: −$200
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$1,164
• Taxable income: $8,014
• Est. tax owed @ 24.0%: −$1,923
• After-tax cash flow: $6,193/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

-33.2% since first listed

4 events — show timeline

• 2026-05-26 Listed $40,000 FSBO.com
• 2004-07-06 Sold (Public Records) $54,100 Public Records
• 2004-06-25 Sold (MLS) $54,100 West Penn MLS
• 2003-10-23 Listed $59,900 West Penn MLS

Property tax history

+2.9%/yr

Latest (2026): $1,567 · +1.2% YoY. Source: county tax records.