909 Brock St · Ashland, PA 17921

$99,900

4 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 76 Days on market

Built 1907 1,625 sqft lot $80/sqft · 62% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• 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

Welcome to this beautifully remodeled home in Ashland! This spacious property offers 3 bedrooms and 2 full bathrooms, combining modern updates with classic charm. All information is approximate and not guaranteed. Buyer must conduct independent verification

Key facts

• Listed 75 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

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

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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: 1.36% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.74%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $57,112
• List price: $99,900
• Delta: 74.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 W Walnut St	0.15mi	3/1.0 (-1)	1,380 (+11%)	8mo	$65,000	$47	64
1211 Race St	0.31mi	4/1.0	1,400 (+12%)	3mo	$75,000	$54	63
136 Centre St	0.41mi	3/2.0 (-1)	1,255 (+1%)	19mo	$80,000	$64	56
1607 W Walnut St	0.39mi	3/2.0 (-1)	1,352 (+8%)	12mo	$39,900	$30	49
2101 Walnut St	0.64mi	3/1.0 (-1)	1,274 (+2%)	20mo	$176,000	$138	45
27 N 19th St	0.54mi	3/1.0 (-1)	1,400 (+12%)	9mo	$105,000	$75	42

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: 37.5%
• Equity multiple: 3.89×
• Total profit: $80,747
• Equity at exit: $89,998

10-year hold

• IRR: 32.2%
• Equity multiple: 8.76×
• Total profit: $217,075
• Equity at exit: $194,084

Cash invested: $27,972 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $414

Break-even live

Break-even rent $833

Max offer price $99,900

Occupancy floor 65%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $99,900 Active 76 DOM
2. 2026-06-18
   days on market $99,900 Active 75 DOM
3. 2026-06-17
   days on market $99,900 Active 74 DOM
4. 2026-06-16
   days on market $99,900 Active 73 DOM
5. 2026-06-15
   days on market $99,900 Active 72 DOM
6. 2026-06-14
   days on market $99,900 Active 70 DOM
7. 2026-06-12
   days on market $99,900 Active 69 DOM
8. 2026-06-09
   days on market $99,900 Active 66 DOM
9. 2026-06-08
   days on market $99,900 Active 65 DOM
10. 2026-06-07
    days on market $99,900 Active 64 DOM
11. 2026-06-07
    days on market $99,900 Active 63 DOM
12. 2026-06-04
    days on market $99,900 Active 60 DOM
13. 2026-06-02
    days on market $99,900 Active 59 DOM
14. 2026-06-01
    days on market $99,900 Active 58 DOM
15. 2026-05-31
    days on market $99,900 Active 57 DOM
16. 2026-05-31
    days on market $99,900 Active 56 DOM
17. 2026-04-04
    listed $99,900 Active 257-char remark

    Show marketing remark (257 chars)

    Welcome to this beautifully remodeled home in Ashland! This spacious property offers 3 bedrooms and 2 full bathrooms, combining modern updates with classic charm. All information is approximate and not guaranteed. Buyer must conduct independent verification

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$233/yr (+$19/mo · 21.0%)

ⓘ 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 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: $16,279
• − Mortgage interest: −$5,596
• − Property taxes: −$1,112
• − Insurance: −$500
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,906
• Taxable income: $3,561
• Est. tax owed @ 24.0%: −$855
• After-tax cash flow: $4,108/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

• 2026-04-04 Listed $99,900 LCAR

Property tax history

+2.8%/yr

Latest (2025): $1,112 · +5.3% YoY. Source: county tax records.