213 Lookout Ave · Charleroi, PA 15022

$63,900

3 bd · 2.0 ba · 1,928 sqft · SingleFamily public records · 15 Days on market

Built 1910 3,402 sqft lot Est $60k · 7% 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
• ARV discount +4.4/15.0
• 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

Well maintained. 3br's, 2 full bth, 1st floor fam rm, form dr, pocket doors, bay wind, fp in LR, sun porch, range, ref, wsh/dry incl.

Key facts

• Corner china closet
• Working pocket doors
• Enclosed porch

Tags

• ENCLOSED PORCH
• GAS LOG FP
• BUILT-IN BOOKCASE
• WORKING POCKET DOORS
• BUILT-IN KITCHEN PANTRY
• CORNER CHINA CLOSET

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Private pool

Interior

• Kitchen: Microwave; Refrigerator; Stove; Some electric appliances
• Bedrooms: Three bedrooms (upper level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas hot water heating; Wall/window air conditioning units
• Interior features: Full basement with interior entry; Fireplace (gas) in family/living room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 15.3% in Charleroi — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 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 $442 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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.
• Current owner paid $36k; list at $64k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $62,941 (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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.27% ✓
• Cap rate: 18.75%
• Cash-on-cash: 44.49%
• DSCR: 2.98
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $59,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Meadow Ave	0.20mi	4/1.5 (+1)	1,916 (-1%)	10mo	$77,000	$40	74
606 Shady Ave	0.38mi	3/2.0	1,868 (-3%)	20mo	$127,000	$68	60
207 Mckean Ave	0.19mi	3/1.5	1,782 (-8%)	19mo	$78,000	$44	60
250 Grandview Way	0.39mi	4/2.5 (+1)	2,072 (+8%)	3mo	$240,000	$116	60
613 Crest Ave	0.38mi	4/1.5 (+1)	2,111 (+10%)	5mo	$54,000	$26	55
901 Mckean Ave	0.63mi	4/1.5 (+1)	1,962 (+2%)	12mo	$35,000	$18	51
907 Crest Ave	0.60mi	3/1.5	1,700 (-12%)	1mo	$53,000	$31	50
437 Shady Ave	0.35mi	4/1.5 (+1)	1,698 (-12%)	8mo	$58,500	$34	50
828 Crest Ave	0.57mi	4/2.0 (+1)	1,762 (-9%)	6mo	$24,000	$14	49
722 Washington Ave	0.48mi	3/1.5	1,756 (-9%)	17mo	$22,000	$13	47
906 Fallowfield Ave	0.64mi	4/1.0 (+1)	1,806 (-6%)	15mo	$42,000	$23	38
809 Mckean Ave	0.56mi	3/2.0	1,668 (-14%)	19mo	$40,000	$24	35

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: 43.2%
• Equity multiple: 2.96×
• Total profit: $35,128
• Equity at exit: $12,920

10-year hold

• IRR: 48.0%
• Equity multiple: 5.92×
• Total profit: $88,049
• Equity at exit: $11,531

Cash invested: $17,892 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$335
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $663

Break-even live

Break-even rent $610

Max offer price $63,900

Occupancy floor 49%

Sensitivity live

Price	-10% $699	-5% $681	+0% $663	+5% $645	+10% $627
Rent	-10% $549	-5% $606	+0% $663	+5% $721	+10% $778
Rate	-1.0pp $696	-0.5pp $680	base $663	+0.5pp $647	+1.0pp $630

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.78mi

Listing history 10 events

1. 2026-06-18
   days on market $63,900 Active 15 DOM
2. 2026-06-17
   days on market $63,900 Active 14 DOM
3. 2026-06-16
   days on market $63,900 Active 13 DOM
4. 2026-06-15
   days on market $63,900 Active 12 DOM
5. 2026-06-13
   days on market $63,900 Active 10 DOM
6. 2026-06-09
   days on market $63,900 Active 6 DOM
7. 2026-06-08
   days on market $63,900 Active 5 DOM
8. 2026-06-07
   days on market $63,900 Active 4 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $63,900 Active 1 DOM

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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: $17,400
• − Mortgage interest: −$3,579
• − Property taxes: −$1,445
• − Insurance: −$320
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$1,859
• Taxable income: $7,413
• Est. tax owed @ 24.0%: −$1,779
• After-tax cash flow: $6,181/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

+64.3% since first listed

3 events — show timeline

• 2026-06-03 Listed $63,900 West Penn MLS
• 2003-02-25 Sold (MLS) $35,500 West Penn MLS
• 2002-10-01 Listed $38,900 West Penn MLS

Property tax history

+2.0%/yr

Latest (2026): $1,445 · +1.2% YoY. Source: county tax records.