440 Center Ave · North Charleroi, PA 15022

$70,000

4 bd · 1.0 ba · 1,183 sqft · SingleFamily public records · 39 Days on market

Built 1911

---

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

GREAT STREET, PRICED TO SELL, AS IS WHERE IS, INVESTORS CHECK THIS OUT, NO FHA OR VA LOANS, -PROOF OF FUNDS, OCCUPANCY, DYE TEST, UTILITIES ETC. ARE BUYERS RESPONSIBILITY, ,, CALL MARY TORCHIA FOR CODE TO GET IN

Key facts

• Built 1911
• Listed 38 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/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: $68k (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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $484 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask is 6900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $9k; list at $70k implies a 657% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1911 — 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: 1.85% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.26%
• DSCR: 2.35
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $156,156
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
531 Conrad Ave	0.09mi	3/2.0 (-1)	1,232 (+4%)	5mo	$105,000	$85	76
800 Ridge Ave	0.38mi	3/1.5 (-1)	1,179 (-0%)	2mo	$164,000	$139	73
440 Olive Ave	0.11mi	3/1.5 (-1)	1,013 (-14%)	0mo	$140,000	$138	64
716 Highland Ave	0.31mi	4/1.0	1,343 (+14%)	1mo	$177,000	$132	62
317 Isabella Ave	0.14mi	3/1.0 (-1)	1,068 (-10%)	18mo	$140,000	$131	57
26 Tyler Ave	0.25mi	3/2.0 (-1)	1,129 (-5%)	23mo	$168,000	$149	53
10 Oak St	0.28mi	3/1.0 (-1)	1,040 (-12%)	22mo	$119,900	$115	43

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: 27.3%
• Equity multiple: 2.21×
• Total profit: $23,674
• Equity at exit: $14,153

10-year hold

• IRR: 33.4%
• Equity multiple: 4.29×
• Total profit: $64,481
• Equity at exit: $12,632

Cash invested: $19,600 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $494

Break-even live

Break-even rent $670

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $534	-5% $514	+0% $494	+5% $474	+10% $455
Rent	-10% $392	-5% $443	+0% $494	+5% $545	+10% $597
Rate	-1.0pp $529	-0.5pp $512	base $494	+0.5pp $476	+1.0pp $458

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	2d	1	0.59mi
1022 McKean Ave Charleroi, PA	3.0	3.0	1344	$1,450	$1.08	2d	1	0.65mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	2d	1	0.91mi

Listing history 19 events

1. 2026-06-21
   days on market $70,000 Active 39 DOM
2. 2026-06-18
   days on market $70,000 Active 36 DOM
3. 2026-06-17
   days on market $70,000 Active 35 DOM
4. 2026-06-16
   days on market $70,000 Active 34 DOM
5. 2026-06-15
   days on market $70,000 Active 33 DOM
6. 2026-06-13
   days on market $70,000 Active 31 DOM
7. 2026-06-09
   days on market $70,000 Active 27 DOM
8. 2026-06-08
   days on market $70,000 Active 26 DOM
9. 2026-06-07
   days on market $70,000 Active 25 DOM
10. 2026-06-05
    days on market $70,000 Active 22 DOM
11. 2026-06-03
    days on market $70,000 Active 21 DOM
12. 2026-06-02
    days on market $70,000 Active 20 DOM
13. 2026-06-01
    days on market $70,000 Active 19 DOM
14. 2026-05-31
    days on market $70,000 Active 18 DOM
15. 2026-05-14
    listed $70,000 Active 171-char remark
16. 2010-01-05
    soldstatus $9,250 211-char remark

    Show marketing remark (211 chars)

    GREAT STREET, PRICED TO SELL, AS IS WHERE IS, INVESTORS CHECK THIS OUT, NO FHA OR VA LOANS, -PROOF OF FUNDS, OCCUPANCY, DYE TEST, UTILITIES ETC. ARE BUYERS RESPONSIBILITY, ,, CALL MARY TORCHIA FOR CODE TO GET IN

17. 2010-01-05
    price $10,000 211-char remark

    Show marketing remark (211 chars)

    GREAT STREET, PRICED TO SELL, AS IS WHERE IS, INVESTORS CHECK THIS OUT, NO FHA OR VA LOANS, -PROOF OF FUNDS, OCCUPANCY, DYE TEST, UTILITIES ETC. ARE BUYERS RESPONSIBILITY, ,, CALL MARY TORCHIA FOR CODE TO GET IN

18. 2009-06-25
    listed $9,250 211-char remark

    Show marketing remark (211 chars)

    GREAT STREET, PRICED TO SELL, AS IS WHERE IS, INVESTORS CHECK THIS OUT, NO FHA OR VA LOANS, -PROOF OF FUNDS, OCCUPANCY, DYE TEST, UTILITIES ETC. ARE BUYERS RESPONSIBILITY, ,, CALL MARY TORCHIA FOR CODE TO GET IN

19. 1999-10-04
    soldstatus $25,000

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 8 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: $15,543
• − Mortgage interest: −$3,921
• − Property taxes: −$1,594
• − Insurance: −$350
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,036
• Taxable income: $5,155
• Est. tax owed @ 24.0%: −$1,237
• After-tax cash flow: $4,693/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

-96.0% since first listed

7 events — show timeline

• 2026-06-07 Rental Removed $1,000 Avail
• 2026-06-01 Listed for Rent $1,000 Avail
• 2026-05-14 Listed $70,000 FSBO.com
• 2010-01-05 Price Changed $10,000 West Penn MLS
• 2010-01-05 Sold (MLS) $9,250 West Penn MLS
• 2009-06-25 Listed $9,250 West Penn MLS
• 1999-10-04 Sold (Public Records) $25,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,594 · +1.3% YoY. Source: county tax records.