907 Crest Ave · Charleroi, PA 15022

$74,900

2 bd · 1.5 ba · 1,700 sqft · SingleFamily public records · 58 Days on market

Built 1900 3,001 sqft lot $44/sqft · 54% 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

Welcome to this adorable home offering spacious rooms and a comfortable layout. The main level features a large living room and generously sized dining room, providing plenty of space for everyday living and entertaining. The kitchen offers ample cabinet storage and a convenient first-floor laundry area just off the kitchen. The upper level features two spacious bedrooms and a den area that provides additional flexible space and could easily serve as a third bedroom, home office, or bonus room. Full basement for additional storage need, manageable fenced-in yard area, 2 off street parking spots in back of house & conveniently located! Great opportunity for investors seeking a property with rental income already in place while still offering future potential for owner-occupants.

Key facts

• Large living room
• Full basement
• Den area

Tags

• LARGE LIVING ROOM
• GENEROUSLY SIZED DINING ROOM
• AMPLE CABINET STORAGE
• FIRST-FLOOR LAUNDRY AREA
• DEN AREA
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $500 ($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: $73k (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 $518 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 58 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $75k implies a 138% 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.74% ✓
• Cap rate: 14.31%
• Cash-on-cash: 28.62%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $48,598
• List price: $74,900
• Delta: 54.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Crest Ave	0.00mi	3/1.5 (+1)	1,700 (0%)	1mo	$53,000	$31	94
722 Washington Ave	0.19mi	3/1.5 (+1)	1,756 (+3%)	17mo	$22,000	$13	67
809 Mckean Ave	0.22mi	3/2.0 (+1)	1,668 (-2%)	19mo	$40,000	$24	64
811 Prospect Ave	0.10mi	3/1.0 (+1)	1,463 (-14%)	3mo	$24,000	$16	63
608 Shady Ave	0.25mi	3/1.5 (+1)	1,488 (-12%)	11mo	$64,000	$43	54
606 Shady Ave	0.26mi	3/2.0 (+1)	1,868 (+10%)	20mo	$127,000	$68	48
1013 Lower Meadow Ave	0.14mi	3/1.0 (+1)	1,504 (-12%)	24mo	$25,000	$17	47
406 Oakland Ave	0.42mi	3/1.5 (+1)	1,547 (-9%)	17mo	$52,000	$34	46
207 Mckean Ave	0.66mi	3/1.5 (+1)	1,782 (+5%)	19mo	$78,000	$44	40
213 Crest Ave	0.58mi	3/1.0 (+1)	1,449 (-15%)	6mo	$32,000	$22	36
118 Prospect Ave	0.70mi	3/1.0 (+1)	1,459 (-14%)	22mo	$22,000	$15	19

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: $23,483
• Equity at exit: $15,144

10-year hold

• IRR: 31.6%
• Equity multiple: 4.10×
• Total profit: $64,937
• Equity at exit: $13,516

Cash invested: $20,972 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $500

Break-even live

Break-even rent $668

Max offer price $74,900

Occupancy floor 57%

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: $18,725
• Closing costs: $2,247
• 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	1d	1	0.24mi
1136 Reservoir Ave Monessen, PA	3.0	2.0	1550	$650	$0.42	1d	1	1.21mi

Listing history 12 events

1. 2026-05-07
   status Pending 794-char remark

   Show marketing remark (794 chars)

   Welcome to this adorable home offering spacious rooms and a comfortable layout. The main level features a large living room and generously sized dining room, providing plenty of space for everyday living and entertaining. The kitchen offers ample cabinet storage and a convenient first-floor laundry area just off the kitchen. The upper level features two spacious bedrooms and a den area that provides additional flexible space and could easily serve as a third bedroom, home office, or bonus room. Full basement for additional storage need, manageable fenced-in yard area, 2 off street parking spots in back of house & conveniently located! Great opportunity for investors seeking a property with rental income already in place while still offering future potential for owner-occupants.

2. 2026-04-07
   price $74,900 794-char remark

   Show marketing remark (794 chars)

   Welcome to this adorable home offering spacious rooms and a comfortable layout. The main level features a large living room and generously sized dining room, providing plenty of space for everyday living and entertaining. The kitchen offers ample cabinet storage and a convenient first-floor laundry area just off the kitchen. The upper level features two spacious bedrooms and a den area that provides additional flexible space and could easily serve as a third bedroom, home office, or bonus room. Full basement for additional storage need, manageable fenced-in yard area, 2 off street parking spots in back of house & conveniently located! Great opportunity for investors seeking a property with rental income already in place while still offering future potential for owner-occupants.

3. 2026-03-10
   listed $79,900 Active 794-char remark

   Show marketing remark (794 chars)

   Welcome to this adorable home offering spacious rooms and a comfortable layout. The main level features a large living room and generously sized dining room, providing plenty of space for everyday living and entertaining. The kitchen offers ample cabinet storage and a convenient first-floor laundry area just off the kitchen. The upper level features two spacious bedrooms and a den area that provides additional flexible space and could easily serve as a third bedroom, home office, or bonus room. Full basement for additional storage need, manageable fenced-in yard area, 2 off street parking spots in back of house & conveniently located! Great opportunity for investors seeking a property with rental income already in place while still offering future potential for owner-occupants.

4. 2015-11-05
   soldstatus $31,500
5. 2015-11-04
   price $31,500 127-char remark

   Show marketing remark (127 chars)

   Spacious rooms; upper level den could be 3rd bedroom; lots of closet space; first floor laundry and powder room off of kitchen.

6. 2015-10-30
   price $37,900 127-char remark

   Show marketing remark (127 chars)

   Spacious rooms; upper level den could be 3rd bedroom; lots of closet space; first floor laundry and powder room off of kitchen.

7. 2015-10-30
   soldstatus $31,500 Sold 127-char remark

   Show marketing remark (127 chars)

   Spacious rooms; upper level den could be 3rd bedroom; lots of closet space; first floor laundry and powder room off of kitchen.

8. 2015-09-14
   historical Contingent 127-char remark

   Show marketing remark (127 chars)

   Spacious rooms; upper level den could be 3rd bedroom; lots of closet space; first floor laundry and powder room off of kitchen.

9. 2015-07-28
   price $37,900 127-char remark

   Show marketing remark (127 chars)

   Spacious rooms; upper level den could be 3rd bedroom; lots of closet space; first floor laundry and powder room off of kitchen.

10. 2015-06-15
    listed $39,900 Active 127-char remark

    Show marketing remark (127 chars)

    Spacious rooms; upper level den could be 3rd bedroom; lots of closet space; first floor laundry and powder room off of kitchen.

11. 2010-06-10
    soldstatus $20,000
12. 1998-12-16
    soldstatus $46,000

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,241 · $103/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: $15,609
• − Mortgage interest: −$4,196
• − Property taxes: −$1,241
• − Insurance: −$374
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$2,179
• Taxable income: $5,122
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $4,773/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

+62.8% since first listed

12 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-04-07 Price Changed $74,900 West Penn MLS
• 2026-03-10 Listed $79,900 West Penn MLS
• 2015-11-05 Sold (Public Records) $31,500 Public Records
• 2015-11-04 Price Changed $31,500 West Penn MLS
• 2015-10-30 Sold (MLS) $31,500 West Penn MLS
• 2015-10-30 Price Changed $37,900 West Penn MLS
• 2015-09-14 Contingent — West Penn MLS
• 2015-07-28 Price Changed $37,900 West Penn MLS
• 2015-06-15 Listed $39,900 West Penn MLS
• 2010-06-10 Sold (Public Records) $20,000 Public Records
• 1998-12-16 Sold (Public Records) $46,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $1,241 · +1.2% YoY. Source: county tax records.