351 Columbia Ave · Aristes, PA 17921

$60,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 2 Days on market

Built 1900 2,091 sqft lot

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

$60,000 home available now! If you're looking for something you can put some sweat equity in so you can stop renting, this is it. Maybe you're an investor looking for an opportunity for a 12%+ ROI. Or you could be the homebuyer who becomes the investor, this is your first step! Home features 2 bedrooms and 1 bathroom with eat in kitchen and separate dining room. Plus, first floor laundry and nice

Key facts

• Built 1900

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached; Estimated construction year
• Construction: Combination construction materials; Shingle roof; Concrete perimeter foundation; Poured concrete and combination basement; Basement present
• Exterior features: Not in a federal flood zone; Ground rent paid annually; Above-grade other structures

Interior

• Kitchen: Electric oven/range
• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: Dining area; Tub with shower

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 66/100 on livability (#1,072 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D, employment D.
• 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; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $28k; list at $60k implies a 114% 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 $60,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.15% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.60%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 56.6%
• Equity multiple: 5.15×
• Total profit: $69,801
• Equity at exit: $54,053

10-year hold

• IRR: 50.1%
• Equity multiple: 11.50×
• Total profit: $176,449
• Equity at exit: $116,567

Cash invested: $16,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $582

Break-even live

Break-even rent $552

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $60,000 Active 2 DOM
2. 2026-06-17
   remarks 445-char remark

   Show marketing remark (399 chars)

   $60,000 home available now! If you're looking for something you can put some sweat equity in so you can stop renting, this is it. Maybe you're an investor looking for an opportunity for a 12%+ ROI. Or you could be the homebuyer who becomes the investor, this is your first step! Home features 2 bedrooms and 1 bathroom with eat in kitchen and separate dining room. Plus, first floor laundry and nice

3. 2026-06-17
   listed $60,000 Active 1 DOM

   Show marketing remark (399 chars)

   $60,000 home available now! If you're looking for something you can put some sweat equity in so you can stop renting, this is it. Maybe you're an investor looking for an opportunity for a 12%+ ROI. Or you could be the homebuyer who becomes the investor, this is your first step! Home features 2 bedrooms and 1 bathroom with eat in kitchen and separate dining room. Plus, first floor laundry and nice

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,157 · $96/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 2/10 Low 7 d/yr ≥92°F today · 14 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: $15,470
• − Mortgage interest: −$3,361
• − Property taxes: −$1,157
• − Insurance: −$300
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$1,745
• Taxable income: $6,431
• Est. tax owed @ 24.0%: −$1,543
• After-tax cash flow: $5,445/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 — Aristes

• Score: 66/100
• State rank: #1072
• US rank: #12090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aristes, PA
• City population: 208
• Population (ZIP): 7,029

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

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 · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

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

+235.2% since first listed

4 events — show timeline

• 2026-06-17 Listed $60,000 LCAR
• 2026-06-17 Listed $60,000 BRIGHT MLS
• 2023-03-23 Sold (Public Records) $28,000 Public Records
• 1976-10-09 Sold (Public Records) $17,900 Public Records

Property tax history

+4.0%/yr

Latest (2026): $1,157 · +16.3% YoY. Source: county tax records.