181 Main St · Ashville, PA 16613

$50,500

3 bd · 2.5 ba · 1,428 sqft · SingleFamily · 6 Days on market

Built 1975 10,018 sqft lot $35/sqft · 39% below area Est $83k · 39% under

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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 +7.3/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has character and beauty through out!! A must see!! Well maintained, updated, open with extra storage spaces. Close to hunting and fishing streams!! Home is ready to move right in!!Finished basement can be a 4th. bedroom!!Heated garage, heated sunroom. All reasonable offers will be considered!!!! Family is downsizing!!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1975

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Private well water
• Home design: Single family residence; Residential property
• Construction: Brick and vinyl siding exterior; Built area above grade: 1,428
• Exterior features: Shingle roof; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Ceiling fans
• Interior features: Insulated windows; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 62/100 on livability (#1,364 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, employment B+; Watch: schools F, amenities F, commute F.
• Penn Cambria SD (town): math 29% / reading 57% proficiency, ranked #304 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($349 loan paydown + $2k appreciation (4.7% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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.

Recommended offer $50,500

Questions for the listing agent

1. Built in 1975 — 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 F-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: 2.70% ✓
• Cap rate: 23.55%
• Cash-on-cash: 61.63%
• DSCR: 3.74
• GRM: 3.1

CMA / ARV

• ARV (median comp): $83,308
• List price: $50,500
• Delta: -39.38%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Main St	0.00mi	3/2.5	1,428 (0%)	1mo	$49,500	$35	99
104 Main St	0.19mi	3/1.5	1,361 (-5%)	18mo	$154,900	$114	64
169 Main St	0.03mi	3/2.5	1,620 (+13%)	16mo	$30,000	$19	63

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

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.2%
• Equity multiple: 5.03×
• Total profit: $57,033
• Equity at exit: $27,680

10-year hold

• IRR: 66.3%
• Equity multiple: 10.40×
• Total profit: $132,902
• Equity at exit: $47,014

Cash invested: $14,140 (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 16613

• Home prices YoY: 4.3%
• Active inventory: 5
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$265
• Tax est. 1.5%: −$63 /mo · $758/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $726

Break-even live

Break-even rent $442

Max offer price $50,500

Occupancy floor 42%

Sensitivity live

Price	-10% $761	-5% $744	+0% $726	+5% $709	+10% $691
Rent	-10% $619	-5% $672	+0% $726	+5% $780	+10% $834
Rate	-1.0pp $752	-0.5pp $739	base $726	+0.5pp $713	+1.0pp $700

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: $12,625
• Closing costs: $1,515
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending 603-char remark
2. 2026-05-01
   listed $50,500 Active 603-char remark
3. 2014-07-18
   soldstatus $140,000 330-char remark

   Show marketing remark (330 chars)

   This home has character and beauty through out!! A must see!! Well maintained, updated, open with extra storage spaces. Close to hunting and fishing streams!! Home is ready to move right in!!Finished basement can be a 4th. bedroom!!Heated garage, heated sunroom. All reasonable offers will be considered!!!! Family is downsizing!!

4. 2014-07-18
   soldstatus $140,000

   Show marketing remark (330 chars)

   This home has character and beauty through out!! A must see!! Well maintained, updated, open with extra storage spaces. Close to hunting and fishing streams!! Home is ready to move right in!!Finished basement can be a 4th. bedroom!!Heated garage, heated sunroom. All reasonable offers will be considered!!!! Family is downsizing!!

5. 2014-05-05
   listed $135,900 330-char remark

   Show marketing remark (330 chars)

   This home has character and beauty through out!! A must see!! Well maintained, updated, open with extra storage spaces. Close to hunting and fishing streams!! Home is ready to move right in!!Finished basement can be a 4th. bedroom!!Heated garage, heated sunroom. All reasonable offers will be considered!!!! Family is downsizing!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,333
• − Mortgage interest: −$2,829
• − Property taxes: −$758
• − Insurance: −$252
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$1,469
• Taxable income: $8,412
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $6,696/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: Penn Cambria SD
• NCES district ID: 4213770
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,952
• Composite: 36.48/100
• National rank: #4657
• State rank: #304 of 539 in PA

Livability — Ashville

• Score: 62/100
• State rank: #1364
• US rank: #17001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashville, PA
• Population (ZIP): 1,574

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 3% Slovak 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 113.5687
• 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

-63.6% since first listed

6 events — show timeline

• 2026-05-22 Sold (MLS) $49,500 AHARMLS
• 2026-05-08 Pending — AHARMLS
• 2026-05-01 Listed $50,500 AHARMLS
• 2014-07-18 Sold (Public Records) $140,000 Public Records
• 2014-07-18 Sold (MLS) $140,000 AHARMLS
• 2014-05-05 Listed $135,900 AHARMLS

Property tax history

+1.9%/yr

Latest (2026): $3,382 · +3.2% YoY. Source: county tax records.