702 Lookout Ave · Charleroi, PA 15022

$71,500

2 bd · 1.5 ba · 950 sqft · SingleFamily public records · 72 Days on market

Built 1900 3,118 sqft lot $75/sqft · 6% above area Est $68k · 6% 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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.7/10.0
• ARV discount +5.0/15.0
• 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

Super cute home with covered front porch and back porch. One car garage in rear. Back yard is the perfect spot for your furry friend. Large living room, eat in size kitchen, and 3rd bedroom ( on the main level ) could be a dinning room instead if you wanted. Two large bedrooms upstairs share a “jack and Jill “ bathroom

Key facts

• Covered front porch
• One car garage
• Back yard

Tags

• COVERED FRONT PORCH
• BACK PORCH
• ONE CAR GARAGE
• BACK YARD
• LARGE LIVING ROOM
• EAT IN SIZE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($911 rent vs $72k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 15.3% in Charleroi — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $494 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $35k; list at $72k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,210 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1900 — 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: 1.27% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.5

CMA / ARV

• ARV (median comp): $67,706
• List price: $71,500
• Delta: 5.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 5th St	0.22mi	2/2.0	1,087 (+14%)	6mo	$58,000	$53	59
807 Lookout Ave	0.13mi	2/2.0	825 (-13%)	21mo	$58,000	$70	53
412 Oakland Ave	0.28mi	3/1.0 (+1)	1,050 (+10%)	22mo	$84,000	$80	44
301 Fremont Rd	0.37mi	2/2.0	1,087 (+14%)	16mo	$122,500	$113	44
37 Moyer Ave	0.54mi	3/1.0 (+1)	1,088 (+14%)	18mo	$162,000	$149	29

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: 5.1%
• Equity multiple: 1.22×
• Total profit: $4,325
• Equity at exit: $14,457

10-year hold

• IRR: 12.7%
• Equity multiple: 2.15×
• Total profit: $22,964
• Equity at exit: $12,903

Cash invested: $20,020 (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: 6.5×

Monthly cashflow live

• Estimated rent: $911 high
• Mortgage (P&I): −$375
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $193

Break-even live

Break-even rent $666

Max offer price $71,500

Occupancy floor 74%

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.24mi
1204 Lower Meadow Ave Charleroi, PA	3.0	1.0	1024	$1,150	$1.12	1d	1	0.45mi
1221 Graham Ave Monessen, PA	3.0	1.0	960	$1,300	$1.35	1d	1	0.78mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	14d	1	1.12mi
925 Leeds Ave Monessen, PA	2.0	1.0	1000	$700	$0.70	1d	1	1.12mi

Listing history 20 events

1. 2026-06-18
   days on market $71,500 Active 72 DOM
2. 2026-06-17
   days on market $71,500 Active 71 DOM
3. 2026-06-16
   days on market $71,500 Active 70 DOM
4. 2026-06-15
   days on market $71,500 Active 69 DOM
5. 2026-06-13
   days on market $71,500 Active 67 DOM
6. 2026-06-09
   days on market $71,500 Active 63 DOM
7. 2026-06-08
   days on market $71,500 Active 62 DOM
8. 2026-06-07
   days on market $71,500 Active 61 DOM
9. 2026-06-05
   days on market $71,500 Active 58 DOM
10. 2026-06-03
    days on market $71,500 Active 57 DOM
11. 2026-06-02
    days on market $71,500 Active 56 DOM
12. 2026-06-01
    days on market $71,500 Active 55 DOM
13. 2026-05-31
    days on market $71,500 Active 54 DOM
14. 2026-05-07
    price $71,500 332-char remark

    Show marketing remark (332 chars)

    Super cute home with covered front porch and back porch. One car garage in rear. Back yard is the perfect spot for your furry friend. Large living room, eat in size kitchen, and 3rd bedroom ( on the main level ) could be a dinning room instead if you wanted. Two large bedrooms upstairs share a “jack and Jill “ bathroom

15. 2026-04-06
    listed $73,000 Active 332-char remark

    Show marketing remark (332 chars)

    Super cute home with covered front porch and back porch. One car garage in rear. Back yard is the perfect spot for your furry friend. Large living room, eat in size kitchen, and 3rd bedroom ( on the main level ) could be a dinning room instead if you wanted. Two large bedrooms upstairs share a “jack and Jill “ bathroom

16. 2014-12-22
    soldstatus $35,000
17. 2014-12-11
    price $35,000 500-char remark

    Show marketing remark (500 chars)

    Charming Home Newer Windows, High Efficiency Furnace. Master Bedroom on the Main Level. Large Eat-in-Kitchen has two seater counter bar and lots of cabinets for storage. Full Bathoom on Main Level and a Jack-n-Jill Powder Room between both Upper Level Bedrooms. Large Covered Front Porch freshly painted. Rear Porch overlooks small Yard. Convenient One-car Detached Garage has Alley Access. There is additional on-street parking as well for guests. This home will make a great starter home or rental.

18. 2014-12-10
    price $42,000 500-char remark

    Show marketing remark (500 chars)

    Charming Home Newer Windows, High Efficiency Furnace. Master Bedroom on the Main Level. Large Eat-in-Kitchen has two seater counter bar and lots of cabinets for storage. Full Bathoom on Main Level and a Jack-n-Jill Powder Room between both Upper Level Bedrooms. Large Covered Front Porch freshly painted. Rear Porch overlooks small Yard. Convenient One-car Detached Garage has Alley Access. There is additional on-street parking as well for guests. This home will make a great starter home or rental.

19. 2014-12-10
    soldstatus $35,000 500-char remark

    Show marketing remark (500 chars)

    Charming Home Newer Windows, High Efficiency Furnace. Master Bedroom on the Main Level. Large Eat-in-Kitchen has two seater counter bar and lots of cabinets for storage. Full Bathoom on Main Level and a Jack-n-Jill Powder Room between both Upper Level Bedrooms. Large Covered Front Porch freshly painted. Rear Porch overlooks small Yard. Convenient One-car Detached Garage has Alley Access. There is additional on-street parking as well for guests. This home will make a great starter home or rental.

20. 2014-09-11
    listed $42,000 500-char remark

    Show marketing remark (500 chars)

    Charming Home Newer Windows, High Efficiency Furnace. Master Bedroom on the Main Level. Large Eat-in-Kitchen has two seater counter bar and lots of cabinets for storage. Full Bathoom on Main Level and a Jack-n-Jill Powder Room between both Upper Level Bedrooms. Large Covered Front Porch freshly painted. Rear Porch overlooks small Yard. Convenient One-car Detached Garage has Alley Access. There is additional on-street parking as well for guests. This home will make a great starter home or rental.

ⓘ 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: $1,458 · $122/mo
• Projected year-2 tax: $1,458 · $122/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 ≥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: $10,930
• − Mortgage interest: −$4,005
• − Property taxes: −$1,458
• − Insurance: −$358
• − Repairs & maintenance: −$874
• − Management: −$874
• − Depreciation: −$2,080
• Taxable income: $1,280
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,012/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

+70.2% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $71,500 West Penn MLS
• 2026-04-06 Listed $73,000 West Penn MLS
• 2014-12-22 Sold (Public Records) $35,000 Public Records
• 2014-12-11 Price Changed $35,000 West Penn MLS
• 2014-12-10 Sold (MLS) $35,000 West Penn MLS
• 2014-12-10 Price Changed $42,000 West Penn MLS
• 2014-09-11 Listed $42,000 West Penn MLS

Property tax history

+2.2%/yr

Latest (2026): $1,458 · +1.2% YoY. Source: county tax records.