577 Isabella · North Charleroi, PA 15022

$49,900

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 37 Days on market

Built 1940 2,687 sqft lot $69/sqft · 36% above area Est $37k · 36% over

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Why this score? — see what drove the C+ 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

CUTE AS A BUTTON-CORNER LOT W/ PLENTY OF PARKING. PRICED TO SELL-NICE INTERIOR-HARDWOODS. CENTRAL AIR. POSSIBLE 3RD BEDROOM IN BASEMENT. NOT A DRIVE BY ---HOME WARRANTY

Key facts

• Large eat-n-kitchen
• Off street parking
• Large lower level

Tags

• LARGE EAT-N-KITCHEN
• MOVE IN READY
• LARGE LIVING ROOM
• LARGE LOWER LEVEL
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: One parking space
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Frame construction; Asphalt roof
• Exterior features: Public water; Public sewer; Public transportation nearby

Interior

• Kitchen: Main-level kitchen (14x12)
• Bedrooms: Two bedrooms on the main level (11x8 and 11x11)
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating
• Interior features: Full basement with walk-out access; Resale condition

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($695 rent vs $50k).
• Recommended offer: $48k (3.0% 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 $345 of loan paydown is wiped out by about $913 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1940 — 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 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?
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: 1.39% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 6.0

CMA / ARV

• ARV (median comp): $36,680
• List price: $49,900
• Delta: 36.04%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Sheppard Ave	0.35mi	1/1.0	720 (0%)	6mo	$33,968	$47	79
14 Lavonne Ave	0.28mi	2/1.5 (+1)	700 (-3%)	1mo	$66,400	$95	74
807 Lookout Ave	0.73mi	2/2.0 (+1)	825 (+15%)	21mo	$58,000	$70	15

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: 10.5%
• Equity multiple: 1.45×
• Total profit: $6,238
• Equity at exit: $10,089

10-year hold

• IRR: 17.7%
• Equity multiple: 2.64×
• Total profit: $22,971
• Equity at exit: $9,005

Cash invested: $13,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $185

Break-even live

Break-even rent $460

Max offer price $49,900

Occupancy floor 68%

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: $12,475
• Closing costs: $1,497
• 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	1d	1	1.01mi

Listing history 13 events

1. 2026-06-10
   status $49,900 Pending 37 DOM
2. 2026-06-09
   days on market $49,900 Active 37 DOM
3. 2026-06-08
   days on market $49,900 Active 36 DOM
4. 2026-06-07
   days on market $49,900 Active 35 DOM
5. 2026-06-05
   days on market $49,900 Active 32 DOM
6. 2026-06-03
   days on market $49,900 Active 31 DOM
7. 2026-06-02
   days on market $49,900 Active 30 DOM
8. 2026-06-01
   days on market $49,900 Active 29 DOM
9. 2026-05-31
   days on market $49,900 Active 28 DOM
10. 2026-05-03
    listed $49,900 Active 536-char remark
11. 2022-01-14
    soldstatus $50,000
12. 2006-03-29
    soldstatus $23,000 169-char remark

    Show marketing remark (169 chars)

    CUTE AS A BUTTON-CORNER LOT W/ PLENTY OF PARKING. PRICED TO SELL-NICE INTERIOR-HARDWOODS. CENTRAL AIR. POSSIBLE 3RD BEDROOM IN BASEMENT. NOT A DRIVE BY ---HOME WARRANTY

13. 2005-06-02
    listed $29,000 169-char remark

    Show marketing remark (169 chars)

    CUTE AS A BUTTON-CORNER LOT W/ PLENTY OF PARKING. PRICED TO SELL-NICE INTERIOR-HARDWOODS. CENTRAL AIR. POSSIBLE 3RD BEDROOM IN BASEMENT. NOT A DRIVE BY ---HOME WARRANTY

ⓘ 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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/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: $8,340
• − Mortgage interest: −$2,795
• − Property taxes: −$973
• − Insurance: −$250
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$1,452
• Taxable income: $1,536
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $1,857/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

+72.1% since first listed

5 events — show timeline

• 2026-06-09 Pending — West Penn MLS
• 2026-05-03 Listed $49,900 West Penn MLS
• 2022-01-14 Sold (Public Records) $50,000 Public Records
• 2006-03-29 Sold (MLS) $23,000 West Penn MLS
• 2005-06-02 Listed $29,000 West Penn MLS

Property tax history

-0.4%/yr

Latest (2026): $973 · +1.3% YoY. Source: county tax records.