1218 S Spruce St · Ashland, PA 17921

$90,000

3 bd · 1.0 ba · 1,060 sqft · Townhouse public records · 7 Days on market

Built 1925 1,307 sqft lot Est $65k · 39% over

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Why this score? — see what drove the D 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 +12.2/30.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Excellent condition, move right in, all types of financing available, completely remodeled to include new roof and electric. Off-street parking in rear.

Key facts

• New flooring
• Parking
• Built 1925

Tags

• NEW FLOORING
• NEWER REPLACEMENT WINDOWS
• ON AND OFF STREET PARKING
• LOW MAINTENANCE LIVING

Property features AI

Exterior

• Parking: On-street parking available; One off-street parking space; Total of 1 garage/parking space
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Estimated year built; Entry includes front entrance to basement
• Construction: Concrete construction materials; Foundation of concrete perimeter, stone, and wood; Asphalt roof; Building not winterized
• Exterior features: Lot approximately 13 x 100 feet; Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level (Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Electric baseboard heating; Oil-fired heating and hot water
• Interior features: Luxury vinyl plank flooring; Living room; Dining room; Attic; Unfinished front-entrance basement
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $-18 ($-216/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (3.5% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#1,179 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• North Schuylkill SD (rural): math 19% / reading 48% proficiency, ranked #429 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $56k; list at $90k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,815 (3.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.19% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $64,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
819 Market St	0.26mi	3/1.0	1,043 (-2%)	10mo	$45,000	$43	77
906 Walnut St	0.18mi	2/1.0 (-1)	1,032 (-3%)	9mo	$90,000	$87	75
923 Brock St	0.16mi	2/1.0 (-1)	990 (-7%)	5mo	$26,000	$26	73
1125 Market St	0.18mi	3/1.0	1,152 (+9%)	7mo	$90,000	$78	71
1306 Market St	0.15mi	3/1.5	1,085 (+2%)	20mo	$55,000	$51	70
1613 Walnut St	0.22mi	3/1.5	1,164 (+10%)	2mo	$120,000	$103	70
1329 Spruce St	0.07mi	3/1.5	1,112 (+5%)	20mo	$68,000	$61	70
1210 Walnut St	0.03mi	3/2.0	1,156 (+9%)	14mo	$42,500	$37	68
1705 Market St	0.31mi	3/1.5	1,140 (+8%)	15mo	$90,000	$79	58
718 Brock St	0.26mi	4/1.5 (+1)	1,098 (+4%)	21mo	$50,000	$46	58
126 Middle St	0.58mi	4/1.0 (+1)	1,044 (-2%)	16mo	$90,000	$86	52
737 Walnut St	0.24mi	3/1.5	1,190 (+12%)	18mo	$55,000	$46	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.91×
• Total profit: $48,035
• Equity at exit: $81,079

10-year hold

• IRR: 21.1%
• Equity multiple: 6.66×
• Total profit: $142,690
• Equity at exit: $174,850

Cash invested: $25,200 (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 17921

• Home prices YoY: 21.7%
• Active inventory: 48
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$358 /mo · $4,294/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-18

Break-even live

Break-even rent $1,098

Max offer price $86,815

Occupancy floor 97%

Sensitivity live

Price	-10% $289	-5% $258	+0% $-18	+5% $-44	+10% $-69
Rent	-10% $-103	-5% $-60	+0% $-18	+5% $24	+10% $67
Rate	-1.0pp $27	-0.5pp $5	base $-18	+0.5pp $-41	+1.0pp $-65

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Spruce St Ashland, PA	2.0	1.0	1350	$1,075	$0.80	44d	1	0.06mi

Listing history 7 events

1. 2026-06-19
   days on market $90,000 Active 7 DOM
2. 2026-06-18
   days on market $90,000 Active 6 DOM
3. 2026-06-17
   days on market $90,000 Active 5 DOM
4. 2026-06-16
   days on market $90,000 Active 4 DOM
5. 2026-06-15
   days on market $90,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $90,000 Active 1 DOM

ⓘ 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: $4,294 · $358/mo
• Projected year-2 tax: $4,294 · $358/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,900
• − Mortgage interest: −$5,041
• − Property taxes: −$4,294
• − Insurance: −$450
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,618
• Taxable loss: −$1,567
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $160/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: North Schuylkill SD
• NCES district ID: 4210110
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $43,529
• Composite: 28.37/100
• National rank: #6770
• State rank: #429 of 539 in PA

Livability — Ashland

• Score: 64/100
• State rank: #1179
• US rank: #13787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, PA
• Population (ZIP): 7,029

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 10% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 10% Iranian 4% Polish 3%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.11%
• Current HPI: 347.8425
• 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

+809.1% since first listed

13 events — show timeline

• 2026-06-12 Listed $90,000 BRIGHT MLS
• 2024-07-31 Rental Removed $1,100 BRIGHTMLS
• 2024-06-26 Listed for Rent $1,100 BRIGHTMLS
• 2022-11-29 Rental Removed — BRIGHTMLS
• 2022-08-02 Sold (Public Records) $56,000 Public Records
• 2022-07-25 Sold (MLS) $56,000 BRIGHT MLS
• 2022-07-01 Pending — BRIGHT MLS
• 2022-06-22 Price Changed $59,900 BRIGHT MLS
• 2022-06-04 Relisted — BRIGHT MLS
• 2022-05-28 Pending — BRIGHT MLS
• 2022-05-23 Listed $64,900 BRIGHT MLS
• 2020-03-31 Sold (MLS) $10,500 PMAR
• 2019-11-01 Listed $9,900 PMAR

Property tax history

+17.0%/yr

Latest (2026): $4,294 · +326.8% YoY. Source: county tax records.