815 Washington Ave · Charleroi, PA 15022

$67,900

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 56 Days on market

Built 1900 4,499 sqft lot $38/sqft · 60% above area

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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 +7.5/15.0
• 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

Could easily be duplexed, kitchen & full bath on both levels. Walk up attic! fenced yard, det. garage. Some furniture could be included! Huge house+ little $$ =great deal!

Key facts

• 4,499 sq ft lot
• Built 1900
• Listed 56 days

Property features AI

Finance

• Other: Tax assessed value approximately $49,000
• Financial info: Annual taxes approximately $1,563

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story; Resale property
• Construction: Frame construction; Asphalt roof
• Exterior features: Small lot (approximately 0.1033 acres)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% 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; 2 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 $469 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $15k; list at $68k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,863 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.96% ✓
• Cap rate: 15.76%
• Cash-on-cash: 33.81%
• DSCR: 2.50
• GRM: 4.3

CMA / ARV

• ARV (median comp): $42,425
• List price: $67,900
• Delta: 60.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
828 Crest Ave	0.11mi	4/2.0	1,762 (-2%)	6mo	$24,000	$14	87
906 Fallowfield Ave	0.06mi	4/1.0	1,806 (+1%)	15mo	$42,000	$23	79
907 Crest Ave	0.13mi	3/1.5 (-1)	1,700 (-5%)	1mo	$53,000	$31	78
722 Washington Ave	0.11mi	3/1.5 (-1)	1,756 (-2%)	17mo	$22,000	$13	70
901 Mckean Ave	0.09mi	4/1.5	1,962 (+10%)	12mo	$35,000	$18	68
437 Shady Ave	0.36mi	4/1.5	1,698 (-5%)	8mo	$58,500	$34	65
809 Mckean Ave	0.09mi	3/2.0 (-1)	1,668 (-7%)	19mo	$40,000	$24	63
327 Meadow Ave	0.46mi	4/1.5	1,916 (+7%)	10mo	$77,000	$40	56
909 Mckean Ave	0.09mi	5/1.5 (+1)	1,582 (-12%)	16mo	$65,000	$41	55
708 Monongahela Ave	0.52mi	4/1.5	1,605 (-10%)	5mo	$25,750	$16	53
207 Mckean Ave	0.61mi	3/1.5 (-1)	1,782 (-1%)	19mo	$78,000	$44	48
406 Oakland Ave	0.47mi	3/1.5 (-1)	1,547 (-14%)	17mo	$52,000	$34	34

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: 31.3%
• Equity multiple: 2.40×
• Total profit: $26,553
• Equity at exit: $13,729

10-year hold

• IRR: 37.1%
• Equity multiple: 4.70×
• Total profit: $70,299
• Equity at exit: $12,253

Cash invested: $19,012 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$130 /mo · $1,563/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $536

Break-even live

Break-even rent $651

Max offer price $67,900

Occupancy floor 55%

Sensitivity live

Price	-10% $574	-5% $555	+0% $536	+5% $516	+10% $497
Rent	-10% $431	-5% $483	+0% $536	+5% $588	+10% $641
Rate	-1.0pp $570	-0.5pp $553	base $536	+0.5pp $518	+1.0pp $500

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.17mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	2d	1	1.10mi

Listing history 16 events

1. 2026-06-18
   days on market $67,900 Active 56 DOM
2. 2026-06-17
   days on market $67,900 Active 55 DOM
3. 2026-06-16
   days on market $67,900 Active 54 DOM
4. 2026-06-15
   days on market $67,900 Active 53 DOM
5. 2026-06-13
   days on market $67,900 Active 51 DOM
6. 2026-06-09
   days on market $67,900 Active 47 DOM
7. 2026-06-08
   days on market $67,900 Active 46 DOM
8. 2026-06-07
   days on market $67,900 Active 45 DOM
9. 2026-06-05
   days on market $67,900 Active 42 DOM
10. 2026-06-03
    days on market $67,900 Active 41 DOM
11. 2026-06-02
    days on market $67,900 Active 40 DOM
12. 2026-06-01
    days on market $67,900 Active 39 DOM
13. 2026-05-31
    days on market $67,900 Active 38 DOM
14. 2026-04-23
    listed $67,900 Active 274-char remark
15. 2006-09-14
    soldstatus $15,000 175-char remark

    Show marketing remark (175 chars)

    Could easily be duplexed, kitchen & full bath on both levels. Walk up attic! fenced yard, det. garage. Some furniture could be included! Huge house+ little $$ =great deal!

16. 2006-07-27
    listed $19,900 175-char remark

    Show marketing remark (175 chars)

    Could easily be duplexed, kitchen & full bath on both levels. Walk up attic! fenced yard, det. garage. Some furniture could be included! Huge house+ little $$ =great deal!

ⓘ 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: $1,563 · $130/mo
• Projected year-2 tax: $1,563 · $130/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 5/10 Major 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: $15,955
• − Mortgage interest: −$3,803
• − Property taxes: −$1,563
• − Insurance: −$340
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,975
• Taxable income: $5,720
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $5,056/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

+241.2% since first listed

3 events — show timeline

• 2026-04-23 Listed $67,900 West Penn MLS
• 2006-09-14 Sold (MLS) $15,000 West Penn MLS
• 2006-07-27 Listed $19,900 West Penn MLS

Property tax history

+1.7%/yr

Latest (2026): $1,563 · +1.2% YoY. Source: county tax records.