425 Ash St · Ridgway, PA 15853

$84,500

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 2 Days on market

Built 1950 Good condition 3,920 sqft lot Est $82k · at est.

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Why this score? — see what drove the C+ 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 +21.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• ARV discount +6.3/15.0
• 1% rule +5.3/10.0
• Schools +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

AMAZING WOODWORK AND HARDWOOD FLOORS - Experience the convenience of single-story living in this charming two-bedroom home in a great location. The stunning woodwork and hardwood floors in the living and dining rooms will captivate you upon entering the home. The kitchen comes equipped with a refrigerator, gas range/oven, microwave, and a portable island with storage space. Most recent updates include a new roof, gutters and downspouting in 2020, complete rewiring in approximately 2017, an electric hot water tank in 2017, and a gas forced air furnace replaced in 2017 and serviced yearly ever since replacement. Although not currently heated, the enclosed front porch provides usable space throughout the year with a welcoming entry plus a spacious storage room. The heated storage room offers potential for additional living space. In addition to the kitchen appliances, the sale includes a commercial dehumidifier and two portable air conditioners. The blacktop driveway accommodates two vehicles. There is a partial basement with direct access from both inside and outside the home and a scuttle access to the attic.

Key facts

• Near restaurants
• Near parks
• Near shops

Tags

• ENCLOSED FRONT PORCH
• NEAR PARKS
• NEAR SHOPS
• NEAR RESTAURANTS
• BEAUTIFUL FLOORS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Single-unit property
• Exterior features: Lot approximately 38 x 100 (0.09 acres); Residential suburban zoning

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: Includes dishwasher, microwave, range, refrigerator, and washer; Has basement; Total of 2 rooms
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $84k).

Location & tenants

• Location reads 66/100 on livability (#1,032 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools A; Watch: health & safety D, amenities F, commute F.
• Ridgway Area SD (town): math 53% / reading 68% proficiency, ranked #79 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 53 units permitted in Elk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($584 loan paydown + $8k appreciation (10.0% local appreciation)).
• Elk County population projected at -27% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,500

Questions for the listing agent

1. Built in 1950 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $82,368
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Ash St	0.00mi	2/1.0	858 (0%)	14mo	$82,000	$96	89

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: 28.7%
• Equity multiple: 3.27×
• Total profit: $53,594
• Equity at exit: $76,124

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $151,884
• Equity at exit: $164,165

Cash invested: $23,660 (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 15853

• Home prices YoY: 9.2%
• Active inventory: 25
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$443
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $119

Break-even live

Break-even rent $723

Max offer price $84,500

Occupancy floor 81%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-09
   statusdays on market $84,500 Pending 2 DOM
2. 2026-06-08
   remarks 526-char remark
3. 2026-06-08
   listed $84,500 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: $1,114 · $93/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$110/yr (+$9/mo · 9.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,481
• − Mortgage interest: −$4,733
• − Property taxes: −$1,114
• − Insurance: −$422
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,458
• Taxable income: $76
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $1,408/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom home is in good condition with good curb appeal and interior finishes. It has potential for further updates to enhance its resale value.

Value-add opportunities

• Resale paint exterior trim — enhances curb appeal
• Resale paint interior walls — fresh paint improves aesthetics
• Resale replace checkered kitchen floor — modern flooring enhances value
• Resale install new kitchen backsplash — adds value and modern look
• Resale install new bathroom vanity — modernizes space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior trim — enhances curb appeal ↑
• Resale paint interior walls — fresh paint improves aesthetics ↑
• Resale replace checkered kitchen floor — modern flooring enhances value ↑
• Resale install new kitchen backsplash — adds value and modern look ↑
• Resale install new bathroom vanity — modernizes space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ridgway Area SD
• NCES district ID: 4220310
• Math proficiency: 53% ▼ -8.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $43,406
• Composite: 50.8/100
• National rank: #1807
• State rank: #79 of 539 in PA

Livability — Ridgway

• Score: 66/100
• State rank: #1032
• US rank: #11497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgway, PA
• Population (ZIP): 6,330

Population outlook (Elk County) Hauer SSP2

• Today (2025): 28,567 people
• By 2030: 27,172 · -4.9%
• By 2040: 24,111 · -15.6%
• By 2050: 20,967 · -26.6%
• By 2075: 15,355 · -46.2%
• By 2100: 10,418 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 7% Lithuanian 2% Italian 2%
• Foreign-born: 1% · China

Political lean MEDSL · Elk

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.1%
• 2008→2024 swing: -51.3pp toward R · 2008: 4.3pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+45.1 2016: R+43.8 2012: R+15.7 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.34%
• Current HPI: 122.9988
• 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

+96.5% since first listed

7 events — show timeline

• 2026-06-07 Listed $84,500 ECBR
• 2025-05-01 Sold (MLS) $82,000 UNYREIS
• 2025-04-21 Sold (Public Records) $82,000 Public Records
• 2025-04-12 Pending — UNYREIS
• 2025-03-24 Contingent — UNYREIS
• 2025-02-10 Listed $79,900 UNYREIS
• 2017-09-26 Sold (Public Records) $43,000 Public Records

Property tax history

+2.9%/yr

Latest (2026): $1,114 · +4.1% YoY. Source: county tax records.