13 E Ludlow St · Summit Hill, PA 18250

$95,000

2 bd · 1.0 ba · 1,560 sqft · Townhouse public records

Built 1900 3,746 sqft lot Est $120k · 21% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A perfect property to add to your real estate portfolio, this house offers plenty of potential. Walking through the front door, you are greeted with a grand staircase in the tiled foyer. There is a convenient mud/laundry room off the foyer area. A large living room and spacious dining room lead to the inviting kitchen which offers plenty of space for a table, and has ample cabinet and countertop space . Upstairs are three generous sized bedrooms, full bathroom and office. Attic can be used for storage, or can be finished for an additional bedroom. Walk out the back door and find a large back yard for entertaining or relaxing. Being offered in as-is condition at $38,900, call to schedule a showing today!

Key facts

• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 67/100 on livability (#953 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: employment C-, schools D, amenities F.
• Panther Valley SD (rural): math 14% / reading 35% proficiency, ranked #477 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 12 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $29k; list at $95k implies a 228% 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 $95,000

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. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $120,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 W Berea St	0.13mi	3/1.0 (+1)	1,440 (-8%)	1mo	$123,000	$85	75
126 W White St	0.19mi	3/1.0 (+1)	1,344 (-14%)	6mo	$115,000	$86	58
307 E Abbott St	0.60mi	3/1.5 (+1)	1,640 (+5%)	4mo	$60,000	$37	53
234 E Kline Ave	0.65mi	3/1.0 (+1)	1,594 (+2%)	10mo	$89,800	$56	52
263 E Bertsch St	0.68mi	3/1.5 (+1)	1,564 (+0%)	13mo	$90,000	$58	50
262 E Kline Ave	0.63mi	3/1.0 (+1)	1,665 (+7%)	8mo	$50,000	$30	48
328 E Patterson St	0.67mi	3/1.5 (+1)	1,530 (-2%)	13mo	$72,000	$47	47
233 E Abbott St	0.63mi	3/1.5 (+1)	1,490 (-4%)	12mo	$135,000	$91	46
501 E Bertsch	0.64mi	3/1.5 (+1)	1,670 (+7%)	8mo	$119,900	$72	45
253 E Abbott	0.62mi	3/2.0 (+1)	1,370 (-12%)	4mo	$165,000	$120	39
838 E Patterson St	0.73mi	2/1.0	1,356 (-13%)	10mo	$113,197	$83	36
221 E Abbott St	0.65mi	3/1.0 (+1)	1,728 (+11%)	13mo	$133,500	$77	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,098
• Equity at exit: $14,165

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $41,760
• Equity at exit: $8,214

Cash invested: $26,600 (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 18250

• Home prices YoY: -7.1%
• Active inventory: 12
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$498
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $399

Break-even live

Break-even rent $894

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 E Bertsch St Unit A-1 Lansford, PA	2.0	1.0	1250	$1,450	$1.16	43d	1	0.64mi
317 E Bertsch St Unit 1 Lansford, PA	2.0	1.0	1650	$1,400	$0.85	43d	1	0.64mi
10 Leisenring St Lansford, PA	3.0	1.0	1422	$1,100	$0.77	43d	1	0.66mi
149 W Ridge St Unit 3A Lansford, PA	3.0	1.0	1550	$1,650	$1.06	43d	1	1.00mi
149 W Ridge St Unit 1B Lansford, PA	3.0	1.0	1654	$1,500	$0.91	18d	1	1.00mi

Listing history 8 events

1. 2026-04-30
   historical
2. 2026-04-28
   listed $95,000
3. 2025-02-26
   soldstatus $29,000
4. 2023-12-29
   soldstatus $72,000
5. 2022-07-06
   soldstatus $72,000
6. 2021-09-23
   soldstatus $20,000
7. 2021-09-17
   soldstatus $20,000 712-char remark

   Show marketing remark (712 chars)

   A perfect property to add to your real estate portfolio, this house offers plenty of potential. Walking through the front door, you are greeted with a grand staircase in the tiled foyer. There is a convenient mud/laundry room off the foyer area. A large living room and spacious dining room lead to the inviting kitchen which offers plenty of space for a table, and has ample cabinet and countertop space . Upstairs are three generous sized bedrooms, full bathroom and office. Attic can be used for storage, or can be finished for an additional bedroom. Walk out the back door and find a large back yard for entertaining or relaxing. Being offered in as-is condition at $38,900, call to schedule a showing today!

8. 2021-07-06
   listed $38,900 712-char remark

   Show marketing remark (712 chars)

   A perfect property to add to your real estate portfolio, this house offers plenty of potential. Walking through the front door, you are greeted with a grand staircase in the tiled foyer. There is a convenient mud/laundry room off the foyer area. A large living room and spacious dining room lead to the inviting kitchen which offers plenty of space for a table, and has ample cabinet and countertop space . Upstairs are three generous sized bedrooms, full bathroom and office. Attic can be used for storage, or can be finished for an additional bedroom. Walk out the back door and find a large back yard for entertaining or relaxing. Being offered in as-is condition at $38,900, call to schedule a showing today!

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,790
• − Mortgage interest: −$5,321
• − Property taxes: −$2,018
• − Insurance: −$475
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,764
• Taxable income: $3,526
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,947/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: Panther Valley SD
• NCES district ID: 4218450
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 35% ▼ -14.00%
• Median HH income: $36,914
• Composite: 20.31/100
• National rank: #8613
• State rank: #477 of 539 in PA

Livability — Summit Hill

• Score: 67/100
• State rank: #953
• US rank: #10454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summit Hill, PA
• City population: 3,128
• Population (ZIP): 3,128

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 5% Iranian 3% Scotch-Irish 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.90%
• Current HPI: 193.8372
• 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

+144.2% since first listed

8 events — show timeline

• 2026-04-30 Listing Removed — GLVRMLS
• 2026-04-28 Listed $95,000 GLVRMLS
• 2025-02-26 Sold (Public Records) $29,000 Public Records
• 2023-12-29 Sold (Public Records) $72,000 Public Records
• 2022-07-06 Sold (Public Records) $72,000 Public Records
• 2021-09-23 Sold (Public Records) $20,000 Public Records
• 2021-09-17 Sold (MLS) $20,000 PMAR
• 2021-07-06 Listed $38,900 PMAR

Property tax history

+2.2%/yr

Latest (2026): $2,018 · +3.7% YoY. Source: county tax records.