356-358 Oakland Ave · Ashland, PA 17921

$120,000

2 bd · 1.0 ba · 806 sqft · MultiFamily public records · 364 Days on market

Built 1895 2,614 sqft lot $149/sqft · 233% above area Est $90k · 34% 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
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 units both units are tenant occupied. Property is being sold as is. 24 hour notice for showings. Please contact listing agent to schedule a showings.

Key facts

• 2,614 sq ft lot
• Built 1895
• Listed 364 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive. Per door: $170/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 10.9% in Ashland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 364 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $51k; list at $120k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.55%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $89,548
• List price: $120,000
• Delta: 34.01%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.3%
• Equity multiple: 3.60×
• Total profit: $87,223
• Equity at exit: $108,106

10-year hold

• IRR: 28.7%
• Equity multiple: 8.16×
• Total profit: $240,412
• Equity at exit: $233,134

Cash invested: $33,600 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $339

Break-even live

Break-even rent $1,546

Max offer price $120,000

Occupancy floor 78%

Sensitivity live

Price	-10% $407	-5% $373	+0% $339	+5% $305	+10% $271
Rent	-10% $183	-5% $261	+0% $339	+5% $417	+10% $495
Rate	-1.0pp $400	-0.5pp $370	base $339	+0.5pp $308	+1.0pp $276

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,976
Total (2 units)			$1,975

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-16
   days on market $120,000 Active 364 DOM
2. 2026-06-15
   days on market $120,000 Active 363 DOM
3. 2026-06-14
   days on market $120,000 Active 361 DOM
4. 2026-06-12
   days on market $120,000 Active 360 DOM
5. 2026-06-09
   days on market $120,000 Active 357 DOM
6. 2026-06-08
   days on market $120,000 Active 356 DOM
7. 2026-06-07
   days on market $120,000 Active 355 DOM
8. 2026-06-07
   days on market $120,000 Active 354 DOM
9. 2026-06-04
   days on market $120,000 Active 351 DOM
10. 2026-06-02
    days on market $120,000 Active 350 DOM
11. 2026-06-01
    days on market $120,000 Active 349 DOM
12. 2026-05-31
    days on market $120,000 Active 348 DOM
13. 2026-05-31
    days on market $120,000 Active 347 DOM
14. 2025-06-17
    listed $120,000 Active 151-char remark

    Show marketing remark (151 chars)

    2 units both units are tenant occupied. Property is being sold as is. 24 hour notice for showings. Please contact listing agent to schedule a showings.

15. 2024-11-13
    soldstatus $51,000 Closed 207-char remark

    Show marketing remark (207 chars)

    Both sides are occupied with tenants. Notice must be in place. 356 Oakland tenant under section 8. Lease till March 2025 at $858 per month. 358 Oakland there is no active lease. Tenant paying $740 per month.

16. 2024-11-13
    soldstatus $51,000

    Show marketing remark (207 chars)

    Both sides are occupied with tenants. Notice must be in place. 356 Oakland tenant under section 8. Lease till March 2025 at $858 per month. 358 Oakland there is no active lease. Tenant paying $740 per month.

17. 2024-10-30
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Both sides are occupied with tenants. Notice must be in place. 356 Oakland tenant under section 8. Lease till March 2025 at $858 per month. 358 Oakland there is no active lease. Tenant paying $740 per month.

18. 2024-10-29
    historical 207-char remark

    Show marketing remark (207 chars)

    Both sides are occupied with tenants. Notice must be in place. 356 Oakland tenant under section 8. Lease till March 2025 at $858 per month. 358 Oakland there is no active lease. Tenant paying $740 per month.

19. 2024-10-27
    price $59,900 207-char remark

    Show marketing remark (207 chars)

    Both sides are occupied with tenants. Notice must be in place. 356 Oakland tenant under section 8. Lease till March 2025 at $858 per month. 358 Oakland there is no active lease. Tenant paying $740 per month.

20. 2024-09-20
    listed $69,900 Active 207-char remark

    Show marketing remark (207 chars)

    Both sides are occupied with tenants. Notice must be in place. 356 Oakland tenant under section 8. Lease till March 2025 at $858 per month. 358 Oakland there is no active lease. Tenant paying $740 per month.

21. 2017-04-28
    soldstatus $23,500
22. 2005-11-26
    soldstatus $40,000

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$459/yr (+$38/mo · 47.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 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: $23,700
• − Mortgage interest: −$6,722
• − Property taxes: −$977
• − Insurance: −$6,125
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$3,491
• Taxable income: $2,593
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $3,447/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

+200.0% since first listed

9 events — show timeline

• 2025-06-17 Listed $120,000 BRIGHT MLS
• 2024-11-13 Sold (Public Records) $51,000 Public Records
• 2024-11-13 Sold (MLS) $51,000 BRIGHT MLS
• 2024-10-30 Pending — BRIGHT MLS
• 2024-10-29 Listing Removed — BRIGHT MLS
• 2024-10-27 Price Changed $59,900 BRIGHT MLS
• 2024-09-20 Listed $69,900 BRIGHT MLS
• 2017-04-28 Sold (Public Records) $23,500 Public Records
• 2005-11-26 Sold (Public Records) $40,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $977 · +5.3% YoY. Source: county tax records.