1222 Centre St · Ashland, PA 17921

$35,000

3 bd · 1.0 ba · 1,770 sqft · Townhouse public records · 14 Days on market

Built 1890 1,742 sqft lot Est $65k · 47% under ↓ 4% since listing

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Why this score? — see what drove the A 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
• 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

Listing remarks MLS

GOOD LOCATION, CENTER OF TOWN, CLOSE TO CHURCHES AND BUSINESS AREA. MODERN KITCHEN & BATHROOM. OIL HOT WATER HEAT, 2 ROOMS IN ATTIC, ONE HEATED COULD BE 3RD BEDROOM. DETACHED 1 CAR GARAGE. APPLIANCE STAY. Color: WHITE Amp: 100

Key facts

• Built 1890
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $35k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 24.4% 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: amenities F, commute F, employment 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.
• Zoned schools: North Schuylkill Jshs (math 21% / reading 47%, grade F, #318 of 437 statewide, top 73%, 1,008 students, 51% FRL) — zoned schools average 51% FRL vs 35% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($242 loan paydown + $4k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 3.07% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.71%
• DSCR: 3.88
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $65,490
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1501 Centre St	0.14mi	3/1.5	1,748 (-1%)	5mo	$55,000	$31	85
1233 W Walnut St	0.04mi	3/2.0	1,886 (+7%)	3mo	$69,000	$37	81
929 Brock St	0.20mi	3/1.0	1,512 (-15%)	9mo	$74,000	$49	59
222 W Centre St	0.53mi	4/1.5 (+1)	1,653 (-7%)	7mo	$43,000	$26	52
100 W Walnut St	0.61mi	4/1.5 (+1)	1,508 (-15%)	12mo	$104,900	$70	29

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: 70.5%
• Equity multiple: 6.03×
• Total profit: $49,280
• Equity at exit: $31,531

10-year hold

• IRR: 64.3%
• Equity multiple: 13.41×
• Total profit: $121,632
• Equity at exit: $67,997

Cash invested: $9,800 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$15
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $473

Break-even live

Break-even rent $476

Max offer price $35,000

Occupancy floor 51%

Sensitivity live

Price	-10% $493	-5% $483	+0% $473	+5% $463	+10% $453
Rent	-10% $388	-5% $430	+0% $473	+5% $515	+10% $558
Rate	-1.0pp $491	-0.5pp $482	base $473	+0.5pp $464	+1.0pp $455

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1313 Spruce St Ashland, PA	2.0	1.0	1350	$1,075	$0.80	45d	1	0.12mi

Listing history 12 events

1. 2026-04-21
   status Pending
2. 2026-04-14
   price $35,000
3. 2026-04-07
   listed $39,995 Active
4. 2025-12-01
   historical
5. 2025-10-20
   price $55,000
6. 2025-09-18
   status Active
7. 2025-09-08
   historical
8. 2025-06-22
   price $62,000
9. 2025-05-29
   listed $69,900 Active
10. 2006-05-22
    soldstatus $36,500 232-char remark

    Show marketing remark (232 chars)

    GOOD LOCATION, CENTER OF TOWN, CLOSE TO CHURCHES AND BUSINESS AREA. MODERN KITCHEN & BATHROOM. OIL HOT WATER HEAT, 2 ROOMS IN ATTIC, ONE HEATED COULD BE 3RD BEDROOM. DETACHED 1 CAR GARAGE. APPLIANCE STAY. Color: WHITE Amp: 100

11. 2006-05-17
    soldstatus $36,500
12. 2006-04-17
    listed $36,500 232-char remark

    Show marketing remark (232 chars)

    GOOD LOCATION, CENTER OF TOWN, CLOSE TO CHURCHES AND BUSINESS AREA. MODERN KITCHEN & BATHROOM. OIL HOT WATER HEAT, 2 ROOMS IN ATTIC, ONE HEATED COULD BE 3RD BEDROOM. DETACHED 1 CAR GARAGE. APPLIANCE STAY. Color: WHITE Amp: 100

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,472 · $123/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,900
• − Mortgage interest: −$1,961
• − Property taxes: −$1,472
• − Insurance: −$842
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$1,018
• Taxable income: $5,544
• Est. tax owed @ 24.0%: −$1,330
• After-tax cash flow: $4,344/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

-4.1% since first listed

12 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-14 Price Changed $35,000 BRIGHT MLS
• 2026-04-07 Listed $39,995 BRIGHT MLS
• 2025-12-01 Listing Removed — BRIGHT MLS
• 2025-10-20 Price Changed $55,000 BRIGHT MLS
• 2025-09-18 Relisted — BRIGHT MLS
• 2025-09-08 Listing Removed — BRIGHT MLS
• 2025-06-22 Price Changed $62,000 BRIGHT MLS
• 2025-05-29 Listed $69,900 BRIGHT MLS
• 2006-05-22 Sold (MLS) $36,500 BRIGHT MLS
• 2006-05-17 Sold (Public Records) $36,500 Public Records
• 2006-04-17 Listed $36,500 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $1,472 · +5.3% YoY. Source: county tax records.