101 Lincoln Ave · Charleroi, PA 15022

$50,000

4 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 3 Days on market

Built 1890 3,070 sqft lot $34/sqft · 13% below area Est $58k · 13% under

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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
• ARV discount +13.6/15.0
• 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

Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

Key facts

• 3,070 sq ft lot
• Parking
• Built 1890

Property features AI

Exterior

• Parking: On-street parking (1 space reported)
• Utilities: Public water service; Public sewer service
• Home design: 2-story residence; Resale property; Asphalt roof
• Construction: Vinyl siding construction
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air gas heating
• Interior features: Full basement with walk-up access

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 21.5% 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 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 $346 of loan paydown is wiped out by about $915 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 3.0% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1890 — 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: 2.64% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.45%
• DSCR: 3.42
• GRM: 3.2

CMA / ARV

• ARV (median comp): $57,767
• List price: $50,000
• Delta: -13.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Lincoln Ave	0.00mi	4/1.0	1,452 (0%)	1mo	$45,000	$31	99
213 Crest Ave	0.23mi	3/1.0 (-1)	1,449 (-0%)	6mo	$32,000	$22	79
100 Grandview Way	0.28mi	3/1.5 (-1)	1,503 (+4%)	5mo	$110,000	$73	70
506 Lincoln Ave	0.38mi	3/1.0 (-1)	1,388 (-4%)	6mo	$35,975	$26	64
811 Prospect Ave	0.67mi	3/1.0 (-1)	1,463 (+1%)	3mo	$24,000	$16	60
217 Meadow Ave	0.29mi	3/2.0 (-1)	1,387 (-4%)	12mo	$64,000	$46	60
413 Shady Ave	0.46mi	3/1.0 (-1)	1,372 (-6%)	8mo	$50,000	$36	58
297 Grandview Way	0.34mi	3/1.0 (-1)	1,344 (-7%)	14mo	$60,000	$45	55
167 Maple Ter	0.46mi	3/3.0 (-1)	1,497 (+3%)	6mo	$180,000	$120	55
608 Shady Ave	0.56mi	3/1.5 (-1)	1,488 (+2%)	11mo	$64,000	$43	54
701 Shady Ave	0.61mi	3/2.5 (-1)	1,362 (-6%)	16mo	$86,200	$63	37
700 Shady Ave	0.60mi	3/1.0 (-1)	1,248 (-14%)	14mo	$140,000	$112	32

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: 54.0%
• Equity multiple: 3.49×
• Total profit: $34,914
• Equity at exit: $10,109

10-year hold

• IRR: 58.1%
• Equity multiple: 7.07×
• Total profit: $84,987
• Equity at exit: $9,023

Cash invested: $14,000 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$125 /mo · $1,503/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $635

Break-even live

Break-even rent $517

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $664	-5% $649	+0% $635	+5% $621	+10% $607
Rent	-10% $531	-5% $583	+0% $635	+5% $687	+10% $740
Rate	-1.0pp $660	-0.5pp $648	base $635	+0.5pp $622	+1.0pp $609

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: $12,500
• Closing costs: $1,500
• 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	0.96mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	1.02mi

Listing history 25 events

1. 2026-05-08
   status Pending 381-char remark
2. 2026-05-03
   listed $50,000 Active 381-char remark
3. 2021-02-09
   soldstatus $54,000
4. 2021-02-03
   soldstatus $54,000 Closed 214-char remark

   Show marketing remark (214 chars)

   Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

5. 2021-01-12
   status Pending 214-char remark

   Show marketing remark (214 chars)

   Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

6. 2021-01-08
   historical Contingent 214-char remark

   Show marketing remark (214 chars)

   Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

7. 2021-01-05
   price $59,900 214-char remark

   Show marketing remark (214 chars)

   Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

8. 2020-12-22
   status Active 214-char remark

   Show marketing remark (214 chars)

   Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

9. 2020-12-18
   historical Contingent 214-char remark

   Show marketing remark (214 chars)

   Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

10. 2020-12-11
    price $74,900 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

11. 2020-10-28
    price $79,900 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

12. 2020-09-04
    price $89,900 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

13. 2020-08-17
    price $94,900 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

14. 2020-07-22
    price $100,000 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

15. 2020-06-29
    price $101,000 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

16. 2020-05-27
    price $101,900 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

17. 2020-04-23
    listed $105,000 Active 214-char remark

    Show marketing remark (214 chars)

    Two story home with a front covered porch and off-street parking. New carpeting. Recently updated throughout with new counter tops and new appliances. Freshly painted with neutral colors. Full, unfinished basement.

18. 2020-03-19
    historical Withdrawn

    Show marketing remark (225 chars)

    Newly renovated 3 bedroom 1.5 bath home with hardwood floors and new carpets. All neutral colors great for your own creative decorating ideas. New kitchen counters, new refrigerator and gas range. Move in ready. Check it out!

19. 2020-01-06
    price $112,000

    Show marketing remark (225 chars)

    Newly renovated 3 bedroom 1.5 bath home with hardwood floors and new carpets. All neutral colors great for your own creative decorating ideas. New kitchen counters, new refrigerator and gas range. Move in ready. Check it out!

20. 2019-08-28
    price $118,000

    Show marketing remark (225 chars)

    Newly renovated 3 bedroom 1.5 bath home with hardwood floors and new carpets. All neutral colors great for your own creative decorating ideas. New kitchen counters, new refrigerator and gas range. Move in ready. Check it out!

21. 2019-07-23
    price $122,500

    Show marketing remark (225 chars)

    Newly renovated 3 bedroom 1.5 bath home with hardwood floors and new carpets. All neutral colors great for your own creative decorating ideas. New kitchen counters, new refrigerator and gas range. Move in ready. Check it out!

22. 2019-06-13
    listed $125,000 Active

    Show marketing remark (225 chars)

    Newly renovated 3 bedroom 1.5 bath home with hardwood floors and new carpets. All neutral colors great for your own creative decorating ideas. New kitchen counters, new refrigerator and gas range. Move in ready. Check it out!

23. 2001-12-26
    soldstatus $44,400
24. 2001-12-14
    soldstatus $44,400
25. 2001-08-03
    listed $44,400

ⓘ 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: $1,503 · $125/mo
• Projected year-2 tax: $1,503 · $125/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 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: $15,852
• − Mortgage interest: −$2,801
• − Property taxes: −$1,503
• − Insurance: −$250
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$1,455
• Taxable income: $7,307
• Est. tax owed @ 24.0%: −$1,754
• After-tax cash flow: $5,870/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

+1.4% since first listed

27 events — show timeline

• 2026-06-03 Sold (Public Records) $45,000 Public Records
• 2026-05-29 Sold (MLS) $45,000 West Penn MLS
• 2026-05-08 Pending — West Penn MLS
• 2026-05-03 Listed $50,000 West Penn MLS
• 2021-02-09 Sold (Public Records) $54,000 Public Records
• 2021-02-03 Sold (MLS) $54,000 West Penn MLS
• 2021-01-12 Pending — West Penn MLS
• 2021-01-08 Contingent — West Penn MLS
• 2021-01-05 Price Changed $59,900 West Penn MLS
• 2020-12-22 Relisted — West Penn MLS
• 2020-12-18 Contingent — West Penn MLS
• 2020-12-11 Price Changed $74,900 West Penn MLS
• 2020-10-28 Price Changed $79,900 West Penn MLS
• 2020-09-04 Price Changed $89,900 West Penn MLS
• 2020-08-17 Price Changed $94,900 West Penn MLS
• 2020-07-22 Price Changed $100,000 West Penn MLS
• 2020-06-29 Price Changed $101,000 West Penn MLS
• 2020-05-27 Price Changed $101,900 West Penn MLS
• 2020-04-23 Listed $105,000 West Penn MLS
• 2020-03-19 Delisted — West Penn MLS
• 2020-01-06 Price Changed $112,000 West Penn MLS
• 2019-08-28 Price Changed $118,000 West Penn MLS
• 2019-07-23 Price Changed $122,500 West Penn MLS
• 2019-06-13 Listed $125,000 West Penn MLS
• 2001-12-26 Sold (MLS) $44,400 West Penn MLS
• 2001-12-14 Sold (Public Records) $44,400 Public Records
• 2001-08-03 Listed $44,400 West Penn MLS

Property tax history

+4.1%/yr

Latest (2026): $1,503 · +1.2% YoY. Source: county tax records.