18 Ferndale Hill Dr · Ringtown, PA 17985

$134,900

2 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 6 Days on market

Built 1900 8,712 sqft lot

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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 +14.1/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country living at an affordable price in the beautiful Ringtown Valley!!! This home offers privacy and sits only minutes from the Shenandoah Fish & Game. Updated kitchen, new carpet and large first floor bathroom offers options for possible first floor living. Motivated seller!!!

Key facts

• Updated kitchen
• Enclosed rear porch
• Automatic generator

Tags

• UPDATED KITCHEN
• ENCLOSED REAR PORCH
• DETACHED GARAGE
• AUTOMATIC GENERATOR

Property features AI

Exterior

• Parking: Detached garage; 4 garage spaces
• Utilities: 100 amp electrical service with circuit breakers and generator hookup; Well water; Septic tank
• Home design: Single-family style (above-grade finished area reported); Facing direction not specified; Year built unknown
• Construction: Vinyl siding; Wood siding; Asbestos shingle roof; Partial basement
• Exterior features: Front porch; Zoned residential

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil-fired baseboard heating
• Interior features: Eat-in kitchen; Partial dirt-floor basement
• Laundry & utility: Oil water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $20 ($244/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 $113k (16.3% below list).
• Recommended offer: $113k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#860 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety 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: 45 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($933 loan paydown + $8k appreciation (6.1% 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 (6.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $52k; list at $135k implies a 159% 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 $112,972 (16.3% below list)

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. 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?
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: 0.84% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 2.08×
• Total profit: $40,773
• Equity at exit: $85,388

10-year hold

• IRR: 16.0%
• Equity multiple: 4.14×
• Total profit: $118,731
• Equity at exit: $155,355

Cash invested: $37,772 (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 17985

• Home prices YoY: 3.3%
• Active inventory: 45
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$109 /mo · $1,302/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $20

Break-even live

Break-even rent $1,104

Max offer price $134,900

Occupancy floor 93%

Sensitivity live

Price	-10% $97	-5% $59	+0% $20	+5% $-18	+10% $-56
Rent	-10% $-69	-5% $-24	+0% $20	+5% $65	+10% $110
Rate	-1.0pp $88	-0.5pp $55	base $20	+0.5pp $-15	+1.0pp $-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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $134,900 Pending 6 DOM
2. 2026-06-09
   days on market $134,900 Active 5 DOM
3. 2026-06-08
   days on market $134,900 Active 4 DOM
4. 2026-06-07
   days on market $134,900 Active 3 DOM
5. 2026-06-07
   days on marketlisting id $134,900 Active 2 DOM
6. 2026-06-04
   days on market $134,900 Active 4 DOM
7. 2026-06-02
   days on market $134,900 Active 3 DOM
8. 2026-06-01
   days on market $134,900 Active 2 DOM
9. 2026-05-31
   remarks 699-char remark
10. 2026-05-31
    listed $134,900 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: $1,302 · $109/mo
• Projected year-2 tax: $1,717 · $143/mo
• Expected delta: +$415/yr (+$35/mo · 31.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,557
• − Mortgage interest: −$7,556
• − Property taxes: −$1,302
• − Insurance: −$674
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,924
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $741/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 — Ringtown

• Score: 69/100
• State rank: #860
• US rank: #9010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,265

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2% Cuban 3%
• Common ancestry: Romanian 12% Iranian 3% Slovak 3%
• Foreign-born: 1% · Canada, Guatemala
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 6.07%
• Current HPI: 189.8669
• 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

+1586.2% since first listed

8 events — show timeline

• 2026-05-30 Listed $134,900 GLVRMLS
• 2019-03-15 Sold (Public Records) $52,000 Public Records
• 2019-03-15 Sold (MLS) $52,000 BRIGHT MLS
• 2019-02-07 Pending — BRIGHT MLS
• 2019-01-17 Price Changed $61,900 BRIGHT MLS
• 2018-12-21 Listed $69,900 BRIGHT MLS
• 1995-05-01 Sold (Public Records) $25,000 Public Records
• 1989-11-20 Sold (Public Records) $8,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,302 · +7.0% YoY. Source: county tax records.