1820 Centre St · Ashland, PA 17921

$65,000

3 bd · 1.0 ba · 1,156 sqft · Townhouse public records · 60 Days on market

Built 1908 1,742 sqft lot Est $59k · 10% over

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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
• Livability +3.2/5.0
• ARV discount +2.9/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful 3 bedroom 1 bath home right on Centre Street! Walking distance from shops and restaurants. Ready for a little TLC to make this home your own. As you enter the home you are greeted with a spacious Living room and dining room. The kitchen provides ample counter and cabinet space. The second floor provides 3 bedrooms and a full bath. The Attic has two nice sized rooms just waiting for you to expand into living space. The view off the front porch of the mountains is breathtaking and the Shed out back provides ample storage! Schedule to see it today it won't last long!

Key facts

• Ample counter space
• Two nice sized rooms
• Ample cabinet space

Tags

• WALKING DISTANCE FROM SHOPS
• SPACIOUS LIVING ROOM
• AMPLE COUNTER SPACE
• AMPLE CABINET SPACE
• TWO NICE SIZED ROOMS
• VIEW OFF THE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $65k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 10.9% in Ashland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $17k; list at $65k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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 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?
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: 1.65% ✓
• Cap rate: 13.53%
• Cash-on-cash: 25.84%
• DSCR: 2.15
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $58,956
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1613 Walnut St	0.12mi	3/1.5	1,164 (+1%)	2mo	$120,000	$103	90
1705 Market St	0.11mi	3/1.5	1,140 (-1%)	15mo	$90,000	$79	78
1125 Market St	0.38mi	3/1.0	1,152 (-0%)	7mo	$90,000	$78	76
1210 Walnut St	0.34mi	3/2.0	1,156 (0%)	14mo	$42,500	$37	69
1329 Spruce St	0.26mi	3/1.5	1,112 (-4%)	20mo	$68,000	$61	63
1306 Market St	0.29mi	3/1.5	1,085 (-6%)	20mo	$55,000	$51	58
737 Walnut St	0.56mi	3/1.5	1,190 (+3%)	18mo	$55,000	$46	52
819 Market St	0.53mi	3/1.0	1,043 (-10%)	10mo	$45,000	$43	51
906 Walnut St	0.51mi	2/1.0 (-1)	1,032 (-11%)	9mo	$90,000	$87	46
923 Brock St	0.50mi	2/1.0 (-1)	990 (-14%)	4mo	$26,000	$26	44
718 Brock St	0.59mi	4/1.5 (+1)	1,098 (-5%)	21mo	$50,000	$46	40

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: 43.8%
• Equity multiple: 4.32×
• Total profit: $60,385
• Equity at exit: $58,557

10-year hold

• IRR: 37.9%
• Equity multiple: 9.69×
• Total profit: $158,234
• Equity at exit: $126,281

Cash invested: $18,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $392

Break-even live

Break-even rent $579

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• 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	43d	1	0.27mi

Listing history 9 events

1. 2026-02-25
   status Pending

   Show marketing remark (581 chars)

   Wonderful 3 bedroom 1 bath home right on Centre Street! Walking distance from shops and restaurants. Ready for a little TLC to make this home your own. As you enter the home you are greeted with a spacious Living room and dining room. The kitchen provides ample counter and cabinet space. The second floor provides 3 bedrooms and a full bath. The Attic has two nice sized rooms just waiting for you to expand into living space. The view off the front porch of the mountains is breathtaking and the Shed out back provides ample storage! Schedule to see it today it won't last long!

2. 2026-02-25
   status Pending 581-char remark

   Show marketing remark (581 chars)

   Wonderful 3 bedroom 1 bath home right on Centre Street! Walking distance from shops and restaurants. Ready for a little TLC to make this home your own. As you enter the home you are greeted with a spacious Living room and dining room. The kitchen provides ample counter and cabinet space. The second floor provides 3 bedrooms and a full bath. The Attic has two nice sized rooms just waiting for you to expand into living space. The view off the front porch of the mountains is breathtaking and the Shed out back provides ample storage! Schedule to see it today it won't last long!

3. 2025-12-27
   listed $65,000 Active
4. 2025-12-21
   listed $65,000 Active 581-char remark

   Show marketing remark (581 chars)

   Wonderful 3 bedroom 1 bath home right on Centre Street! Walking distance from shops and restaurants. Ready for a little TLC to make this home your own. As you enter the home you are greeted with a spacious Living room and dining room. The kitchen provides ample counter and cabinet space. The second floor provides 3 bedrooms and a full bath. The Attic has two nice sized rooms just waiting for you to expand into living space. The view off the front porch of the mountains is breathtaking and the Shed out back provides ample storage! Schedule to see it today it won't last long!

5. 2012-09-24
   historical
6. 2012-04-17
   listed $29,900
7. 2011-07-20
   historical
8. 2011-06-22
   listed $34,900
9. 2004-01-05
   soldstatus $17,000

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: −$3,641
• − Property taxes: −$1,072
• − Insurance: −$325
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,891
• Taxable income: $3,907
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $3,766/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

+282.4% since first listed

9 events — show timeline

• 2026-02-25 Pending — BRIGHT MLS
• 2026-02-25 Pending — GLVRMLS
• 2025-12-27 Listed $65,000 BRIGHT MLS
• 2025-12-21 Listed $65,000 GLVRMLS
• 2012-09-24 Listing Removed — BRIGHT MLS
• 2012-04-17 Listed $29,900 BRIGHT MLS
• 2011-07-20 Listing Removed — BRIGHT MLS
• 2011-06-22 Listed $34,900 BRIGHT MLS
• 2004-01-05 Sold (Public Records) $17,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,072 · +5.3% YoY. Source: county tax records.