823 Crest Ave · Charleroi, PA 15022

$75,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 112 Days on market

Built 1910 3,001 sqft lot $50/sqft · 43% above area Est $52k · 43% 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
• 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

Add a high-performing asset to your portfolio with this spacious 3 bedroom home, perfectly situated directly across from the local park. This property is tenant-occupied and cash flowing from day one, making it an ideal "buy and hold". Current Rent: $1029.00 Rented through March 2027. Key Features & Recent Upgrades: Mechanical Peace of Mind: Features a newer furnace and hot water tank, significantly lowering your short-term maintenance costs. Functional Layout: Large rooms with plenty of natural light and a layout that appeals to long-term renters. Outdoor Space: A flat, level backyard perfect for recreation or easy maintenance. Parking & Storage: Includes a detached garage, providing highly coveted off-street parking or additional storage options. Location, Location, Location: Conveniently located just minutes from the vibrant business district, public transportation, and shopping. The park-front views provide an aesthetic "plus" that helps keep vacancy rates low.

Key facts

• Hot water tank
• Park front views
• Newer furnace

Tags

• NEWER FURNACE
• HOT WATER TANK
• FLAT LEVEL BACKYARD
• DETACHED GARAGE
• OFF STREET PARKING
• PARK FRONT VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $37k; list at $75k implies a 103% 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 $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 1.71% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $52,316
• List price: $75,000
• Delta: 43.36%
• 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
811 Prospect Ave	0.08mi	3/1.0	1,463 (-3%)	3mo	$24,000	$16	90
26 Petrak St	0.16mi	3/2.5	1,390 (-8%)	1mo	$112,500	$81	73
907 Crest Ave	0.05mi	3/1.5	1,700 (+13%)	1mo	$53,000	$31	73
506 Lincoln Ave	0.32mi	3/1.0	1,388 (-8%)	6mo	$35,975	$26	67
310 Fremont Rd	0.24mi	4/3.0 (+1)	1,488 (-1%)	10mo	$175,000	$118	66
213 Crest Ave	0.53mi	3/1.0	1,449 (-4%)	6mo	$32,000	$22	64
413 Shady Ave	0.34mi	3/1.0	1,372 (-9%)	8mo	$50,000	$36	63
101 Lincoln Ave	0.70mi	4/1.0 (+1)	1,452 (-4%)	1mo	$45,000	$31	56
437 Shady Ave	0.25mi	4/1.5 (+1)	1,698 (+13%)	8mo	$58,500	$34	53
708 Monongahela Ave	0.62mi	4/1.5 (+1)	1,605 (+7%)	5mo	$25,750	$16	49
716 Highland Ave	0.62mi	4/1.0 (+1)	1,343 (-11%)	1mo	$177,000	$132	48
306 Meadow Ave	0.46mi	2/1.5 (-1)	1,309 (-13%)	9mo	$95,000	$73	42

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: 25.4%
• Equity multiple: 2.12×
• Total profit: $23,510
• Equity at exit: $15,164

10-year hold

• IRR: 31.6%
• Equity multiple: 4.09×
• Total profit: $64,987
• Equity at exit: $13,534

Cash invested: $21,000 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $501

Break-even live

Break-even rent $649

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $543	-5% $522	+0% $501	+5% $480	+10% $458
Rent	-10% $400	-5% $450	+0% $501	+5% $552	+10% $602
Rate	-1.0pp $539	-0.5pp $520	base $501	+0.5pp $481	+1.0pp $462

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: $18,750
• Closing costs: $2,250
• 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	0.31mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	2d	1	1.27mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 112 DOM
2. 2026-06-17
   days on market $75,000 Active 111 DOM
3. 2026-06-16
   days on market $75,000 Active 110 DOM
4. 2026-06-15
   days on market $75,000 Active 109 DOM
5. 2026-06-13
   days on market $75,000 Active 107 DOM
6. 2026-06-09
   days on market $75,000 Active 103 DOM
7. 2026-06-08
   days on market $75,000 Active 102 DOM
8. 2026-06-07
   days on market $75,000 Active 101 DOM
9. 2026-06-05
   days on market $75,000 Active 98 DOM
10. 2026-06-03
    days on market $75,000 Active 97 DOM
11. 2026-06-02
    days on market $75,000 Active 96 DOM
12. 2026-06-01
    days on market $75,000 Active 95 DOM
13. 2026-05-31
    days on market $75,000 Active 94 DOM
14. 2026-02-26
    listed $75,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    Add a high-performing asset to your portfolio with this spacious 3 bedroom home, perfectly situated directly across from the local park. This property is tenant-occupied and cash flowing from day one, making it an ideal "buy and hold". Current Rent: $1029.00 Rented through March 2027. Key Features & Recent Upgrades: Mechanical Peace of Mind: Features a newer furnace and hot water tank, significantly lowering your short-term maintenance costs. Functional Layout: Large rooms with plenty of natural light and a layout that appeals to long-term renters. Outdoor Space: A flat, level backyard perfect for recreation or easy maintenance. Parking & Storage: Includes a detached garage, providing highly coveted off-street parking or additional storage options. Location, Location, Location: Conveniently located just minutes from the vibrant business district, public transportation, and shopping. The park-front views provide an aesthetic "plus" that helps keep vacancy rates low.

15. 2023-09-20
    soldstatus $37,000 Closed 334-char remark

    Show marketing remark (334 chars)

    Large 3 BR home located across from park that would make an excellent addition to your investment portfolio! This property is tenant occupied and cash flowing. Newer furnace and hot water tank will provide peace of mind! Level backyard and detached garage for off-street parking. Close to business district! Property being sold as-is.

16. 2023-08-05
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Large 3 BR home located across from park that would make an excellent addition to your investment portfolio! This property is tenant occupied and cash flowing. Newer furnace and hot water tank will provide peace of mind! Level backyard and detached garage for off-street parking. Close to business district! Property being sold as-is.

17. 2023-06-01
    listed $52,900 Active 334-char remark

    Show marketing remark (334 chars)

    Large 3 BR home located across from park that would make an excellent addition to your investment portfolio! This property is tenant occupied and cash flowing. Newer furnace and hot water tank will provide peace of mind! Level backyard and detached garage for off-street parking. Close to business district! Property being sold as-is.

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$61/yr (+$5/mo · 5.8%)

ⓘ 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: $15,403
• − Mortgage interest: −$4,201
• − Property taxes: −$1,063
• − Insurance: −$375
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,182
• Taxable income: $5,118
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,783/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

+41.8% since first listed

4 events — show timeline

• 2026-02-26 Listed $75,000 West Penn MLS
• 2023-09-20 Sold (MLS) $37,000 West Penn MLS
• 2023-08-05 Pending — West Penn MLS
• 2023-06-01 Listed $52,900 West Penn MLS

Property tax history

-0.6%/yr

Latest (2026): $1,063 · +1.2% YoY. Source: county tax records.