137 Hickory St · Ashville, PA 16613

$109,000

2 bd · 1.0 ba · 696 sqft · SingleFamily · 44 Days on market

Built 1956 4,791 sqft lot $157/sqft · 216% above area

---

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 +15.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One floor living, not too big, not too small, just right. Two bedrooms, one bath, living room and kitchen. Full unfinished basement allows you room for storage or a family room. Handicap access. This home is near the city but not in the middle of the fray. Well with city sewer. Oil hot air heat. New flooring and paint. Newer roof, windows, and bathroom. Great for downsizing or starting out.

Key facts

• Front covered porch
• Local walking trails
• Side porch

Tags

• FRONT COVERED PORCH
• SIDE PORCH
• LOCAL WALKING TRAILS
• UPDATED 3/4 BATH

Property features AI

Exterior

• Utilities: Private well water
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Cleared, level lot; Shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Ceiling fans
• Interior features: Insulated windows; Porch; Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $44 ($522/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 $94k (13.7% below list).
• Recommended offer: $94k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#1,364 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, employment B+; Watch: amenities F, commute F, health & safety F.
• Penn Cambria SD (town): math 29% / reading 57% proficiency, ranked #304 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn Cambria Intrmd Sch (math 32% / reading 55%, grade F, #866 of 1,518 statewide, top 57%, 211 students, 52% FRL); Penn Cambria Ms (math 18% / reading 59%, grade F, #275 of 512 statewide, top 55%, 468 students, 50% FRL); Penn Cambria Hs (math 67%, 567 students, 28% FRL).
• Market conditions: 5 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($754 loan paydown + $5k appreciation (4.7% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,103 (13.7% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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: 0.86% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $34,449
• List price: $109,000
• Delta: 216.41%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.85×
• Total profit: $25,973
• Equity at exit: $59,745

10-year hold

• IRR: 14.5%
• Equity multiple: 3.52×
• Total profit: $77,037
• Equity at exit: $101,476

Cash invested: $30,520 (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 16613

• Home prices YoY: 4.3%
• Active inventory: 5
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $44

Break-even live

Break-even rent $886

Max offer price $109,000

Occupancy floor 90%

Sensitivity live

Price	-10% $105	-5% $74	+0% $44	+5% $13	+10% $-18
Rent	-10% $-31	-5% $6	+0% $44	+5% $81	+10% $118
Rate	-1.0pp $98	-0.5pp $71	base $44	+0.5pp $15	+1.0pp $-13

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $109,000 Active 44 DOM
2. 2026-06-19
   days on market $109,000 Active 41 DOM
3. 2026-06-18
   days on market $109,000 Active 40 DOM
4. 2026-06-17
   days on market $109,000 Active 39 DOM
5. 2026-06-16
   days on market $109,000 Active 38 DOM
6. 2026-06-15
   days on market $109,000 Active 37 DOM
7. 2026-06-14
   days on market $109,000 Active 35 DOM
8. 2026-06-13
   days on market $109,000 Active 34 DOM
9. 2026-06-10
   days on market $109,000 Active 32 DOM
10. 2026-06-09
    days on market $109,000 Active 31 DOM
11. 2026-06-08
    days on market $109,000 Active 30 DOM
12. 2026-06-07
    days on market $109,000 Active 29 DOM
13. 2026-06-03
    days on market $109,000 Active 25 DOM
14. 2026-06-02
    days on market $109,000 Active 24 DOM
15. 2026-06-01
    days on market $109,000 Active 23 DOM
16. 2026-05-31
    days on market $109,000 Active 22 DOM
17. 2026-05-30
    days on market $109,000 Active 21 DOM
18. 2026-05-09
    listed $109,000 Active 860-char remark
19. 2024-06-28
    soldstatus $97,180
20. 2022-10-17
    soldstatus $92,000
21. 2022-10-14
    soldstatus $92,000 393-char remark

    Show marketing remark (393 chars)

    One floor living, not too big, not too small, just right. Two bedrooms, one bath, living room and kitchen. Full unfinished basement allows you room for storage or a family room. Handicap access. This home is near the city but not in the middle of the fray. Well with city sewer. Oil hot air heat. New flooring and paint. Newer roof, windows, and bathroom. Great for downsizing or starting out.

22. 2022-08-28
    listed $89,000 393-char remark

    Show marketing remark (393 chars)

    One floor living, not too big, not too small, just right. Two bedrooms, one bath, living room and kitchen. Full unfinished basement allows you room for storage or a family room. Handicap access. This home is near the city but not in the middle of the fray. Well with city sewer. Oil hot air heat. New flooring and paint. Newer roof, windows, and bathroom. Great for downsizing or starting out.

23. 2022-03-10
    soldstatus $45,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,358 · $113/mo
• Expected delta: +$364/yr (+$30/mo · 36.6%)

ⓘ 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 3/10 Moderate 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,292
• − Mortgage interest: −$6,106
• − Property taxes: −$995
• − Insurance: −$545
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$3,171
• Taxable loss: −$1,331
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $841/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: Penn Cambria SD
• NCES district ID: 4213770
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,952
• Composite: 36.48/100
• National rank: #4657
• State rank: #304 of 539 in PA

Livability — Ashville

• Score: 62/100
• State rank: #1364
• US rank: #17001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashville, PA
• Population (ZIP): 1,574

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 113.5687
• 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

+142.2% since first listed

6 events — show timeline

• 2026-05-09 Listed $109,000 AHARMLS
• 2024-06-28 Sold (Public Records) $97,180 Public Records
• 2022-10-17 Sold (Public Records) $92,000 Public Records
• 2022-10-14 Sold (MLS) $92,000 AHARMLS
• 2022-08-28 Listed $89,000 AHARMLS
• 2022-03-10 Sold (Public Records) $45,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $995 · +3.2% YoY. Source: county tax records.