1214 Church Rd · Franklin, PA 17353

$135,000

4 bd · 2.0 ba · 2,865 sqft · Other public records · 16 Days on market

Built 1950 0.41 ac lot

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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 +27.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.8/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LARGER THAN YOU WOULD EXPECT! WELL KEPT HOME THAT BORDERS A NATIVE TROUT STREAM. FANTASTIC 21 X 29 FAMILY ROOM WITH MASTER BEDROOM LOFT, FORMAL DINING ROOM WITH FLORIDA TILE FLOOR, LIVING ROOM WITH WOOD FLOOR & WOOD BURNING FIREPLACE. SIX PERSON HOT TUB CONVEYS. 23 X 16 DECK. PELLET STOVE IN FAMILY ROOM & GAS FIREPLACE IN DINING ROOM. |

Key facts

• Vaulted ceiling
• Conewago creek
• 0.41 acre lot

Tags

• 0.41 ACRE CLEARED LOT
• CONEWAGO CREEK
• BRAND NEW HVAC SYSTEM
• LARGE LIVING AND DINING AREA
• VAULTED CEILING
• CLOSE TO MICHAUX STATE FOREST

Property features AI

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Private water; On-site septic; Electric available
• Home design: Detached structure
• Construction: Built (year source: Assessor); Foundation: Other; Roof: Unknown; Other structures above and below grade
• Exterior features: Water view; Rural location; Directions: US-30 W from Gettysburg toward Chambersburg, turn onto Church Rd.

Interior

• Bedrooms: 4 bedrooms on main level
• Bathrooms: 2 full bathrooms on main level; 2 full bathrooms total
• Interior features: Estimated living area; Has fireplace (1); Basement present (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#812 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, employment D, amenities F.
• Gettysburg Area SD (rural): math 46% / reading 60% proficiency, ranked #132 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Franklin Twp El Sch (math 57% / reading 67%, grade B, #313 of 1,518 statewide, top 24%, 369 students, 45% FRL); Gettysburg Area Ms (math 28% / reading 60%, grade D, #202 of 512 statewide, top 40%, 682 students, 43% FRL); Gettysburg Area Hs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,024 students, 37% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Adams County population projected at -10% 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $90k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 3.43×
• Total profit: $92,040
• Equity at exit: $121,619

10-year hold

• IRR: 26.8%
• Equity multiple: 7.80×
• Total profit: $256,856
• Equity at exit: $262,275

Cash invested: $37,800 (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 17353

• Home prices YoY: 5.2%
• Active inventory: 20
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$56
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $289

Break-even live

Break-even rent $1,403

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $365	-5% $327	+0% $289	+5% $250	+10% $212
Rent	-10% $149	-5% $219	+0% $289	+5% $358	+10% $428
Rate	-1.0pp $357	-0.5pp $323	base $289	+0.5pp $254	+1.0pp $218

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $135,000 Active 16 DOM
2. 2026-06-19
   days on market $135,000 Active 14 DOM
3. 2026-06-18
   days on market $135,000 Active 13 DOM
4. 2026-06-17
   days on market $135,000 Active 12 DOM
5. 2026-06-16
   days on market $135,000 Active 11 DOM
6. 2026-06-16
   days on market $135,000 Active 10 DOM
7. 2026-06-14
   days on market $135,000 Active 8 DOM
8. 2026-06-12
   days on market $135,000 Active 7 DOM
9. 2026-06-09
   days on market $135,000 Active 4 DOM
10. 2026-06-08
    days on market $135,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $135,000 Active 2 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $21,224
• − Mortgage interest: −$7,562
• − Property taxes: −$2,631
• − Insurance: −$2,178
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$3,927
• Taxable income: $1,530
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,096/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: Gettysburg Area SD
• NCES district ID: 4210710
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $58,451
• Composite: 46.03/100
• National rank: #2526
• State rank: #132 of 539 in PA

Livability — Franklin

• Score: 69/100
• State rank: #812
• US rank: #8260

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,745

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.28%
• Current HPI: 307.9862
• 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

+40.8% since first listed

10 events — show timeline

• 2026-06-05 Listed $135,000 BRIGHT MLS
• 2025-03-07 Listing Removed — BRIGHT MLS
• 2025-01-07 Price Changed $109,900 BRIGHT MLS
• 2024-12-04 Price Changed $114,900 BRIGHT MLS
• 2024-11-13 Relisted — BRIGHT MLS
• 2024-11-07 Listed $119,900 BRIGHT MLS
• 2024-11-07 Listing Removed — BRIGHT MLS
• 2001-01-02 Sold (Public Records) $90,500 Public Records
• 2000-12-29 Sold (MLS) $90,500 BRIGHT MLS
• 2000-05-21 Listed $95,900 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2026): $2,631 · +0.7% YoY. Source: county tax records.