1000 Brock St · Ashland, PA 17921

$114,000

3 bd · 1.5 ba · 1,680 sqft · Townhouse public records · 109 Days on market

Built 1857 2,614 sqft lot

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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 +20.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

End-of-row home located in Ashland Borough with a large yard and situated in the desirable North Schuylkill School District. The home features brand new hardwood flooring throughout and two newly updated full bathrooms. The layout includes a bedroom on the first floor for convenient living. The second floor offers two additional bedrooms along with a large walkthrough room that can be used as an office, playroom, or additional living space. There is also an attic providing great storage. Some repairs are currently in progress and will be completed as part of the sale and included in the purchase price.

Key facts

• Hardwood flooring
• Attic storage
• Large yard

Tags

• LARGE YARD
• HARDWOOD FLOORING
• NEWLY UPDATED BATHROOMS
• FIRST FLOOR BEDROOM
• LARGE WALKTHROUGH ROOM
• ATTIC STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $114k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $108k (5.7% below list).
• Recommended offer: $104k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 10.9% in Ashland — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 49 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 $12k of equity ($788 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 109 days — a 9% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1857 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,740 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1857 — 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 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. 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: 0.94% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.51%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $62,628
• List price: $114,000
• Delta: 82.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Centre St	0.32mi	3/1.5	1,748 (+4%)	5mo	$55,000	$31	74
929 Brock St	0.03mi	3/1.0	1,512 (-10%)	9mo	$74,000	$49	73
1233 W Walnut St	0.18mi	3/2.0	1,886 (+12%)	3mo	$69,000	$37	67
222 W Centre St	0.43mi	4/1.5 (+1)	1,653 (-2%)	7mo	$43,000	$26	67
1404 Centre St	0.26mi	3/1.0	1,500 (-11%)	7mo	$8,000	$5	62
100 W Walnut St	0.49mi	4/1.5 (+1)	1,508 (-10%)	12mo	$104,900	$70	45
1628 Spruce St	0.37mi	3/1.0	1,428 (-15%)	16mo	$110,000	$77	43

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: 28.3%
• Equity multiple: 3.24×
• Total profit: $71,379
• Equity at exit: $102,700

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $202,794
• Equity at exit: $221,477

Cash invested: $31,920 (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: 49
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$598
• Tax from tax record: −$57 /mo · $690/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $146

Break-even live

Break-even rent $890

Max offer price $114,000

Occupancy floor 81%

Sensitivity live

Price	-10% $211	-5% $179	+0% $146	+5% $114	+10% $82
Rent	-10% $62	-5% $104	+0% $146	+5% $189	+10% $231
Rate	-1.0pp $204	-0.5pp $175	base $146	+0.5pp $117	+1.0pp $87

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: $28,500
• Closing costs: $3,420
• 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	0.21mi

Listing history 18 events

1. 2026-06-21
   days on market $114,000 Active 109 DOM
2. 2026-06-19
   days on market $114,000 Active 107 DOM
3. 2026-06-18
   days on market $114,000 Active 106 DOM
4. 2026-06-17
   days on market $114,000 Active 105 DOM
5. 2026-06-16
   days on market $114,000 Active 104 DOM
6. 2026-06-15
   days on market $114,000 Active 103 DOM
7. 2026-06-14
   days on market $114,000 Active 101 DOM
8. 2026-06-12
   days on market $114,000 Active 100 DOM
9. 2026-06-09
   days on market $114,000 Active 97 DOM
10. 2026-06-08
    days on market $114,000 Active 96 DOM
11. 2026-06-07
    days on market $114,000 Active 95 DOM
12. 2026-06-07
    pricedays on market $114,000 Active 94 DOM
13. 2026-06-04
    days on market $119,000 Active 91 DOM
14. 2026-06-02
    days on market $119,000 Active 90 DOM
15. 2026-06-01
    days on market $119,000 Active 89 DOM
16. 2026-05-31
    days on market $119,000 Active 88 DOM
17. 2026-05-31
    days on market $119,000 Active 87 DOM
18. 2026-03-04
    listed $119,000 Active 609-char remark

    Show marketing remark (609 chars)

    End-of-row home located in Ashland Borough with a large yard and situated in the desirable North Schuylkill School District. The home features brand new hardwood flooring throughout and two newly updated full bathrooms. The layout includes a bedroom on the first floor for convenient living. The second floor offers two additional bedrooms along with a large walkthrough room that can be used as an office, playroom, or additional living space. There is also an attic providing great storage. Some repairs are currently in progress and will be completed as part of the sale and included in the purchase price.

ⓘ 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: $690 · $57/mo
• Projected year-2 tax: $1,245 · $104/mo
• Expected delta: +$556/yr (+$46/mo · 80.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 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: −$6,386
• − Property taxes: −$690
• − Insurance: −$570
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,316
• Taxable loss: −$126
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,788/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

1 event — show timeline

• 2026-03-04 Listed $119,000 BRIGHT MLS

Property tax history

-6.3%/yr

Latest (2025): $690 · +5.3% YoY. Source: county tax records.