575 Isabella Ave · North Charleroi, PA 15022

$40,000

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 75 Days on market

Built 1930 3,301 sqft lot $60/sqft · 9% above area Est $37k · 9% over ↓ 20% since listing

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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
• ARV discount +3.4/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this ready to go, single floor living, two bedroom home! Excellent location in North Charleroi with quick access to public transportation and shopping on Route 88 and Fallowfield. Before entering, the huge covered porch is beyond inviting. Upon entering, you will find a generously sized living room and kitchen, kitchen features built in shelving as well as Luxury Vinyl Plank for the flooring and linoleum countertops. The open floor plan flows into a first bedroom with nicely sized closets and lots of natural light. The bathroom features a new vanity as well as LVP flooring and a ceramic tub. The final bedroom creates the open layout and provides exterior access right from the bedroom. In the basement you will find a new furnace, newer hot water tank, and updated electric panel. Behind the home, a beautiful back yard with surprising amount of space and privacy is included. This property is ready to call your home!

Key facts

• 3,301 sq ft lot
• 2 parking spots
• Built 1930

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($695 rent vs $40k).
• Recommended offer: $38k (6.0% 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+, schools F, 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.
• 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 $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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1930 — 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: 1.74% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.37%
• DSCR: 2.22
• GRM: 4.8

CMA / ARV

• ARV (median comp): $36,680
• List price: $40,000
• Delta: 9.05%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Lavonne Ave	0.27mi	2/1.5 (+1)	700 (+4%)	1mo	$66,400	$95	72
303 Sheppard Ave	0.34mi	1/1.0	720 (+7%)	6mo	$33,968	$47	68

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: 24.0%
• Equity multiple: 2.05×
• Total profit: $11,805
• Equity at exit: $8,088

10-year hold

• IRR: 30.3%
• Equity multiple: 3.96×
• Total profit: $33,111
• 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: 4.8×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $255

Break-even live

Break-even rent $372

Max offer price $40,000

Occupancy floor 58%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 5th St Apt 203 Charleroi, PA	1.0	1.0	650	$695	$1.07	2d	1	1.01mi

Listing history 12 events

1. 2026-06-10
   status $40,000 Pending 75 DOM
2. 2026-06-09
   days on market $40,000 Active 75 DOM
3. 2026-06-08
   days on market $40,000 Active 74 DOM
4. 2026-06-07
   days on market $40,000 Active 73 DOM
5. 2026-06-05
   days on market $40,000 Active 70 DOM
6. 2026-06-03
   days on market $40,000 Active 69 DOM
7. 2026-06-02
   days on market $40,000 Active 68 DOM
8. 2026-06-01
   days on market $40,000 Active 67 DOM
9. 2026-05-31
   days on market $40,000 Active 66 DOM
10. 2026-05-07
    historical Contingent 937-char remark

    Show marketing remark (937 chars)

    Welcome to this ready to go, single floor living, two bedroom home! Excellent location in North Charleroi with quick access to public transportation and shopping on Route 88 and Fallowfield. Before entering, the huge covered porch is beyond inviting. Upon entering, you will find a generously sized living room and kitchen, kitchen features built in shelving as well as Luxury Vinyl Plank for the flooring and linoleum countertops. The open floor plan flows into a first bedroom with nicely sized closets and lots of natural light. The bathroom features a new vanity as well as LVP flooring and a ceramic tub. The final bedroom creates the open layout and provides exterior access right from the bedroom. In the basement you will find a new furnace, newer hot water tank, and updated electric panel. Behind the home, a beautiful back yard with surprising amount of space and privacy is included. This property is ready to call your home!

11. 2026-04-27
    price $40,000 937-char remark

    Show marketing remark (937 chars)

    Welcome to this ready to go, single floor living, two bedroom home! Excellent location in North Charleroi with quick access to public transportation and shopping on Route 88 and Fallowfield. Before entering, the huge covered porch is beyond inviting. Upon entering, you will find a generously sized living room and kitchen, kitchen features built in shelving as well as Luxury Vinyl Plank for the flooring and linoleum countertops. The open floor plan flows into a first bedroom with nicely sized closets and lots of natural light. The bathroom features a new vanity as well as LVP flooring and a ceramic tub. The final bedroom creates the open layout and provides exterior access right from the bedroom. In the basement you will find a new furnace, newer hot water tank, and updated electric panel. Behind the home, a beautiful back yard with surprising amount of space and privacy is included. This property is ready to call your home!

12. 2026-03-26
    listed $50,000 Active 937-char remark

    Show marketing remark (937 chars)

    Welcome to this ready to go, single floor living, two bedroom home! Excellent location in North Charleroi with quick access to public transportation and shopping on Route 88 and Fallowfield. Before entering, the huge covered porch is beyond inviting. Upon entering, you will find a generously sized living room and kitchen, kitchen features built in shelving as well as Luxury Vinyl Plank for the flooring and linoleum countertops. The open floor plan flows into a first bedroom with nicely sized closets and lots of natural light. The bathroom features a new vanity as well as LVP flooring and a ceramic tub. The final bedroom creates the open layout and provides exterior access right from the bedroom. In the basement you will find a new furnace, newer hot water tank, and updated electric panel. Behind the home, a beautiful back yard with surprising amount of space and privacy is included. This property is ready to call your home!

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $806 · $67/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: $8,340
• − Mortgage interest: −$2,241
• − Property taxes: −$806
• − Insurance: −$200
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$1,164
• Taxable income: $2,595
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $2,442/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

-20.0% since first listed

3 events — show timeline

• 2026-05-07 Contingent — West Penn MLS
• 2026-04-27 Price Changed $40,000 West Penn MLS
• 2026-03-26 Listed $50,000 West Penn MLS

Property tax history

-0.4%/yr

Latest (2026): $806 · +1.3% YoY. Source: county tax records.