769 Ashman · Orbisonia, PA 17243

$103,900

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 262 Days on market

Built 1600 3,485 sqft lot $108/sqft · at area comps Est $103k · at est. ↓ 19% since listing

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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 +20.0/30.0
• ARV discount +7.2/15.0
• DSCR +6.4/10.0
• Appreciation +6.1/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

Key facts

• Porch
• Living room
• Backyard

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN STORAGE
• PORCH
• BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (3.3% below list).
• Recommended offer: $91k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,123 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, commute D, schools F.
• Southern Huntingdon County SD (rural): math 22% / reading 45% proficiency, ranked #428 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($718 loan paydown + $2k appreciation (2.2% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1600 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $91,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1600 — 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 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?
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: 0.97% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (median comp): $103,123
• List price: $103,900
• Delta: 0.75%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 High St	0.46mi	4/2.0 (+1)	1,000 (+4%)	20mo	$135,000	$135	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.57×
• Total profit: $16,574
• Equity at exit: $42,362

10-year hold

• IRR: 13.2%
• Equity multiple: 2.81×
• Total profit: $52,800
• Equity at exit: $62,081

Cash invested: $29,092 (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 17243

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$77 /mo · $926/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $128

Break-even live

Break-even rent $842

Max offer price $103,900

Occupancy floor 82%

Sensitivity live

Price	-10% $187	-5% $158	+0% $128	+5% $99	+10% $69
Rent	-10% $49	-5% $89	+0% $128	+5% $168	+10% $208
Rate	-1.0pp $181	-0.5pp $155	base $128	+0.5pp $101	+1.0pp $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: $25,975
• Closing costs: $3,117
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-07
   price $103,900 529-char remark

   Show marketing remark (495 chars)

   Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

2. 2026-05-07
   price $103,900 495-char remark

   Show marketing remark (495 chars)

   Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

3. 2026-03-14
   price $108,900 495-char remark

   Show marketing remark (529 chars)

   Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

4. 2026-03-14
   price $108,900 529-char remark

   Show marketing remark (529 chars)

   Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

5. 2026-02-06
   status Active 495-char remark

   Show marketing remark (529 chars)

   Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

6. 2026-02-06
   status Active 529-char remark

   Show marketing remark (529 chars)

   Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

7. 2026-01-27
   status Pending 529-char remark

   Show marketing remark (495 chars)

   Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

8. 2026-01-27
   status Pending 495-char remark

   Show marketing remark (495 chars)

   Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

9. 2026-01-19
   status Active 529-char remark

   Show marketing remark (529 chars)

   Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

10. 2026-01-18
    status Active 495-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

11. 2025-12-14
    status Pending 495-char remark

    Show marketing remark (529 chars)

    Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

12. 2025-12-14
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

13. 2025-11-26
    status Active 495-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

14. 2025-11-26
    price $109,900 495-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

15. 2025-11-25
    price $109,900 529-char remark

    Show marketing remark (529 chars)

    Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

16. 2025-11-25
    status Active 529-char remark

    Show marketing remark (529 chars)

    Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

17. 2025-11-12
    status Pending 495-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

18. 2025-11-11
    status Pending 529-char remark

    Show marketing remark (529 chars)

    Open House April 11, 2026 at Noon. Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

19. 2025-09-06
    price $119,900 529-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

20. 2025-09-06
    price $119,900 495-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

21. 2025-07-10
    listed $129,000 Active 529-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

22. 2025-07-10
    listed $129,000 Active 495-char remark

    Show marketing remark (495 chars)

    Great home in the town of Orbisonia. Short walk to the EBT Railroad and stores. Come into the living room and feel the potential! Enjoy the dining room for all occasions. Kitchen has storage and space for the washer/dryer. Three bedrooms up and a full bath. Come sit on the porch and enjoy the neighborhood. Nice backyard for a patio or planting flowers and a garden. Walk to all the amenities Orbisonia has to offer. Square Footage per Huntingdon County Tax Assessment Office. Buyer To verify.

ⓘ 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: $926 · $77/mo
• Projected year-2 tax: $1,284 · $107/mo
• Expected delta: +$358/yr (+$30/mo · 38.7%)

ⓘ 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 5/10 Major 8 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,054
• − Mortgage interest: −$5,820
• − Property taxes: −$926
• − Insurance: −$520
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$3,023
• Taxable loss: −$162
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,578/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: Southern Huntingdon County SD
• NCES district ID: 4222320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $45,193
• Composite: 28.55/100
• National rank: #6730
• State rank: #428 of 539 in PA

Livability — Orbisonia

• Score: 65/100
• State rank: #1123
• US rank: #12903

Category grades

Amenities F Commute D Cost of living A+ Crime C- Employment F Housing A Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orbisonia, PA
• Population (ZIP): 1,156

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 6% Portuguese 2% Iranian 2%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.24%
• Current HPI: 104.1168
• 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

-19.5% since first listed

22 events — show timeline

• 2026-05-07 Price Changed $103,900 BRIGHT MLS
• 2026-05-07 Price Changed $103,900 HCBR
• 2026-03-14 Price Changed $108,900 HCBR
• 2026-03-14 Price Changed $108,900 BRIGHT MLS
• 2026-02-06 Relisted — HCBR
• 2026-02-06 Relisted — BRIGHT MLS
• 2026-01-27 Pending — BRIGHT MLS
• 2026-01-27 Pending — HCBR
• 2026-01-19 Relisted — BRIGHT MLS
• 2026-01-18 Relisted — HCBR
• 2025-12-14 Pending — HCBR
• 2025-12-14 Pending — BRIGHT MLS
• 2025-11-26 Relisted — HCBR
• 2025-11-26 Price Changed $109,900 HCBR
• 2025-11-25 Price Changed $109,900 BRIGHT MLS
• 2025-11-25 Relisted — BRIGHT MLS
• 2025-11-12 Pending — HCBR
• 2025-11-11 Pending — BRIGHT MLS
• 2025-09-06 Price Changed $119,900 BRIGHT MLS
• 2025-09-06 Price Changed $119,900 HCBR
• 2025-07-10 Listed $129,000 HCBR
• 2025-07-10 Listed $129,000 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2026): $926 · +1.9% YoY. Source: county tax records.