731 Lincoln Ave · Charleroi, PA 15022

$75,000

4 bd · 2.0 ba · 1,484 sqft · Other public records · 62 Days on market

Built 1900 3,262 sqft lot Est $59k · 28% 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
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Is there a 2-bed duplex in Charleroi under $100K with built-in rental income? 731 Lincoln Ave offers two fully rented units, each with 2 bedrooms and 1 bath, delivering immediate cash flow. Located within walking distance to shops and near public transportation, this property is positioned for steady tenant demand. Investor opportunity in Charleroi featuring a side-by-side duplex with two units, each approximately 742 sq ft. Both units are fully rented, providing immediate income without the need for lease-up. The property sits on a 32 x 102 lot and offers a functional layout that simplifies ownership and management. On-street parking supports tenant needs, while the walkable location near local shops and access to public transportation adds long-term rental appeal. Situated in the Charleroi School District, this property aligns with investors seeking affordability, accessibility, and consistent occupancy. The 2-bed duplex in Charleroi under $100K presents a practical entry point or portfolio addition with strong rental fundamentals. Schedule a showing to review details and income potential.

Key facts

• Immediate cash flow
• Steady tenant demand
• Fully rented units

Tags

• FULLY RENTED UNITS
• IMMEDIATE CASH FLOW
• WALKING DISTANCE TO SHOPS
• NEAR PUBLIC TRANSPORTATION
• STEADY TENANT DEMAND
• INVESTOR OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% 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; 4 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $75k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
7. 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.
8. 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: 1.78% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 4.7

CMA / ARV

• ARV (median comp): $58,530
• List price: $75,000
• Delta: 28.14%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.9%
• Equity multiple: 2.10×
• Total profit: $23,031
• Equity at exit: $15,164

10-year hold

• IRR: 31.1%
• Equity multiple: 4.05×
• Total profit: $64,033
• Equity at exit: $13,534

Cash invested: $21,000 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $493

Break-even live

Break-even rent $707

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $535	-5% $514	+0% $493	+5% $472	+10% $450
Rent	-10% $388	-5% $440	+0% $493	+5% $546	+10% $598
Rate	-1.0pp $531	-0.5pp $512	base $493	+0.5pp $474	+1.0pp $454

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.32mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	2d	1	0.40mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	0.72mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	2d	1	1.21mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 62 DOM
2. 2026-06-17
   days on market $75,000 Active 61 DOM
3. 2026-06-16
   days on market $75,000 Active 60 DOM
4. 2026-06-15
   days on market $75,000 Active 59 DOM
5. 2026-06-13
   days on market $75,000 Active 57 DOM
6. 2026-06-09
   days on market $75,000 Active 53 DOM
7. 2026-06-08
   days on market $75,000 Active 52 DOM
8. 2026-06-07
   days on market $75,000 Active 51 DOM
9. 2026-06-05
   days on market $75,000 Active 48 DOM
10. 2026-06-03
    days on market $75,000 Active 47 DOM
11. 2026-06-02
    days on market $75,000 Active 46 DOM
12. 2026-06-01
    days on market $75,000 Active 45 DOM
13. 2026-05-31
    days on market $75,000 Active 44 DOM
14. 2026-04-15
    listed $75,000 Active 1108-char remark

    Show marketing remark (1108 chars)

    Is there a 2-bed duplex in Charleroi under $100K with built-in rental income? 731 Lincoln Ave offers two fully rented units, each with 2 bedrooms and 1 bath, delivering immediate cash flow. Located within walking distance to shops and near public transportation, this property is positioned for steady tenant demand. Investor opportunity in Charleroi featuring a side-by-side duplex with two units, each approximately 742 sq ft. Both units are fully rented, providing immediate income without the need for lease-up. The property sits on a 32 x 102 lot and offers a functional layout that simplifies ownership and management. On-street parking supports tenant needs, while the walkable location near local shops and access to public transportation adds long-term rental appeal. Situated in the Charleroi School District, this property aligns with investors seeking affordability, accessibility, and consistent occupancy. The 2-bed duplex in Charleroi under $100K presents a practical entry point or portfolio addition with strong rental fundamentals. Schedule a showing to review details and income potential.

15. 2022-02-08
    soldstatus $35,000
16. 2018-09-20
    soldstatus $35,000

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $1,611 · $134/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: $15,977
• − Mortgage interest: −$4,201
• − Property taxes: −$1,611
• − Insurance: −$375
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,182
• Taxable income: $5,051
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $4,703/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

+114.3% since first listed

3 events — show timeline

• 2026-04-15 Listed $75,000 West Penn MLS
• 2022-02-08 Sold (Public Records) $35,000 Public Records
• 2018-09-20 Sold (Public Records) $35,000 Public Records

Property tax history

+4.1%/yr

Latest (2026): $1,611 · +1.2% YoY. Source: county tax records.