400 Olive Ave · North Charleroi, PA 15022

$69,900

3 bd · 1.0 ba · 1,215 sqft · SingleFamily public records · 278 Days on market

Built 1900 1,738 sqft lot $58/sqft · 23% below area Est $90k · 23% under

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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

Welcome home, this 3-bedroom 1 bath home located in North Charleroi in the heart of Charleroi School District. Large front porch with porch swing. Living room and dining room with large windows. First floor bonus room with plenty of built in storage can be used as a bedroom or office space. Upstairs you will find 2 additional bedrooms, a loft area with large closets, and plenty of natural light. Close to schools and shopping. Schedule your tour today.

Key facts

• Built in storage
• Front porch
• Bonus room

Tags

• FRONT PORCH
• PORCH SWING
• BONUS ROOM
• BUILT IN STORAGE
• LOFT AREA
• LARGE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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+, 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.
• Zoned schools: Charleroi Area El Ctr (math 17% / reading 51%, grade F, #1,076 of 1,518 statewide, top 71%, 584 students, 62% FRL); Charleroi Area Ms (math 12% / reading 51%, grade F, #367 of 512 statewide, top 73%, 329 students, 54% FRL); Charleroi Area Hs (math 74% / reading 24%, grade D, #138 of 437 statewide, top 34%, 476 students, 33% FRL).
• Market conditions: 85 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $483 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 31y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $2k; list at $70k implies a 4560% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.55% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.4

CMA / ARV

• ARV (median comp): $90,206
• List price: $69,900
• Delta: -22.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Conrad Ave	0.19mi	3/2.0	1,232 (+1%)	5mo	$105,000	$85	81
312 Isabella Ave	0.11mi	2/1.0 (-1)	1,216 (+0%)	17mo	$16,000	$13	75
800 Ridge Ave	0.46mi	3/1.5	1,179 (-3%)	2mo	$164,000	$139	70
317 Isabella Ave	0.08mi	3/1.0	1,068 (-12%)	18mo	$140,000	$131	61
716 Highland Ave	0.39mi	4/1.0 (+1)	1,343 (+10%)	1mo	$177,000	$132	58
40 Rosewood Dr	0.55mi	2/1.5 (-1)	1,137 (-6%)	9mo	$78,000	$69	49
26 Tyler Ave	0.36mi	3/2.0	1,129 (-7%)	23mo	$168,000	$149	48
10 Oak St	0.39mi	3/1.0	1,040 (-14%)	22mo	$119,900	$115	39

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: 15.5%
• Equity multiple: 1.67×
• Total profit: $13,134
• Equity at exit: $14,133

10-year hold

• IRR: 22.5%
• Equity multiple: 3.13×
• Total profit: $41,701
• Equity at exit: $12,614

Cash invested: $19,572 (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: 85
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,083 high
• Mortgage (P&I): −$367
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $329

Break-even live

Break-even rent $667

Max offer price $69,900

Occupancy floor 65%

Sensitivity live

Price	-10% $368	-5% $348	+0% $329	+5% $309	+10% $289
Rent	-10% $243	-5% $286	+0% $329	+5% $371	+10% $414
Rate	-1.0pp $364	-0.5pp $346	base $329	+0.5pp $310	+1.0pp $292

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	0d	1	0.63mi
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	0d	1	0.65mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	0d	1	0.78mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	16d	1	0.78mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	0d	1	0.83mi

Listing history 22 events

1. 2026-06-21
   days on market $69,900 Active 278 DOM
2. 2026-06-18
   days on market $69,900 Active 275 DOM
3. 2026-06-17
   days on market $69,900 Active 274 DOM
4. 2026-06-16
   days on market $69,900 Active 273 DOM
5. 2026-06-15
   days on market $69,900 Active 272 DOM
6. 2026-06-13
   days on market $69,900 Active 270 DOM
7. 2026-06-09
   days on market $69,900 Active 266 DOM
8. 2026-06-08
   days on market $69,900 Active 265 DOM
9. 2026-06-07
   days on market $69,900 Active 264 DOM
10. 2026-06-05
    days on market $69,900 Active 261 DOM
11. 2026-06-03
    days on market $69,900 Active 260 DOM
12. 2026-06-02
    days on market $69,900 Active 259 DOM
13. 2026-06-01
    days on market $69,900 Active 258 DOM
14. 2026-05-31
    days on market $69,900 Active 257 DOM
15. 2026-05-19
    historical Contingent 455-char remark

    Show marketing remark (455 chars)

    Welcome home, this 3-bedroom 1 bath home located in North Charleroi in the heart of Charleroi School District. Large front porch with porch swing. Living room and dining room with large windows. First floor bonus room with plenty of built in storage can be used as a bedroom or office space. Upstairs you will find 2 additional bedrooms, a loft area with large closets, and plenty of natural light. Close to schools and shopping. Schedule your tour today.

16. 2026-02-17
    price $69,900 455-char remark

    Show marketing remark (455 chars)

    Welcome home, this 3-bedroom 1 bath home located in North Charleroi in the heart of Charleroi School District. Large front porch with porch swing. Living room and dining room with large windows. First floor bonus room with plenty of built in storage can be used as a bedroom or office space. Upstairs you will find 2 additional bedrooms, a loft area with large closets, and plenty of natural light. Close to schools and shopping. Schedule your tour today.

17. 2026-01-06
    price $72,900 455-char remark

    Show marketing remark (455 chars)

    Welcome home, this 3-bedroom 1 bath home located in North Charleroi in the heart of Charleroi School District. Large front porch with porch swing. Living room and dining room with large windows. First floor bonus room with plenty of built in storage can be used as a bedroom or office space. Upstairs you will find 2 additional bedrooms, a loft area with large closets, and plenty of natural light. Close to schools and shopping. Schedule your tour today.

18. 2025-10-14
    price $75,000 455-char remark

    Show marketing remark (455 chars)

    Welcome home, this 3-bedroom 1 bath home located in North Charleroi in the heart of Charleroi School District. Large front porch with porch swing. Living room and dining room with large windows. First floor bonus room with plenty of built in storage can be used as a bedroom or office space. Upstairs you will find 2 additional bedrooms, a loft area with large closets, and plenty of natural light. Close to schools and shopping. Schedule your tour today.

19. 2025-09-16
    listed $80,000 Active 455-char remark

    Show marketing remark (455 chars)

    Welcome home, this 3-bedroom 1 bath home located in North Charleroi in the heart of Charleroi School District. Large front porch with porch swing. Living room and dining room with large windows. First floor bonus room with plenty of built in storage can be used as a bedroom or office space. Upstairs you will find 2 additional bedrooms, a loft area with large closets, and plenty of natural light. Close to schools and shopping. Schedule your tour today.

20. 2021-06-21
    soldstatus $1,500
21. 1996-03-25
    soldstatus $36,000 130-char remark

    Show marketing remark (130 chars)

    NEWER FURNACE & CENT/AIR UPDATED KIT & BATH, NEWER WIN- DOWS, 2COVERED PORCHES, YOU CAN MOVE RIGHT IN! CUTE, CUTE, CUTE!

22. 1995-05-31
    listed $39,900 130-char remark

    Show marketing remark (130 chars)

    NEWER FURNACE & CENT/AIR UPDATED KIT & BATH, NEWER WIN- DOWS, 2COVERED PORCHES, YOU CAN MOVE RIGHT IN! CUTE, CUTE, CUTE!

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,575 · $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 ≥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: $12,996
• − Mortgage interest: −$3,915
• − Property taxes: −$1,575
• − Insurance: −$350
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,033
• Taxable income: $3,043
• Est. tax owed @ 24.0%: −$730
• After-tax cash flow: $3,213/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

+75.2% since first listed

8 events — show timeline

• 2026-05-19 Contingent — West Penn MLS
• 2026-02-17 Price Changed $69,900 West Penn MLS
• 2026-01-06 Price Changed $72,900 West Penn MLS
• 2025-10-14 Price Changed $75,000 West Penn MLS
• 2025-09-16 Listed $80,000 West Penn MLS
• 2021-06-21 Sold (Public Records) $1,500 Public Records
• 1996-03-25 Sold (MLS) $36,000 West Penn MLS
• 1995-05-31 Listed $39,900 West Penn MLS

Property tax history

+3.0%/yr

Latest (2026): $1,575 · +1.3% YoY. Source: county tax records.