649 Franklin St N #120 · Chambersburg, PA 17201

$59,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 10 Days on market

Built 1999

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and enjoy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp.

Key facts

• 2 parking spots
• Built 1999
• Listed 10 days

Property features AI

Finance

• Financial info: Ownership is subject to ground rent; Annual ground rent noted
• HOA & community: Located in Carsons Mobile Home Park; Monthly ground rent of $512

Exterior

• Parking: Two assigned parking spaces
• Utilities: Public water; Public sewer; Electric service for cooling and hot water; Oil for heating (approx. $800 last 12 months, about $66.67/month)
• Home design: Manufactured single-wide home (Fleetwood Claremont model); Approximately 980 finished square feet above grade (estimated)
• Construction: Vinyl siding; Block foundation
• Exterior features: Rented lot in a manufactured home park; Ramp to main level; Shed on property; Above-grade and below-grade structures noted

Interior

• Kitchen: Electric oven/range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning (electric)
• Interior features: Soaking tub; Stall shower; Tub/shower combination; Ceiling fans; Entry-level bedroom; Master bathroom
• Laundry & utility: Washer and dryer on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 18.3% vs local median 3.9% in Chambersburg — 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 74/100 on livability (#530 in PA, #4,894 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D, employment D.
• Chambersburg Area SD (other): math 26% / reading 48% proficiency, ranked #383 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.4%/yr); 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. 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.
4. 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.
5. 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: 2.17% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.94%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.37% rent growth · sell at horizon

5-year hold

• IRR: 41.3%
• Equity multiple: 2.81×
• Total profit: $30,363
• Equity at exit: $8,931

10-year hold

• IRR: 48.2%
• Equity multiple: 5.97×
• Total profit: $83,434
• Equity at exit: $5,179

Cash invested: $16,772 (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 17201

• Home prices YoY: -20.3%
• Rents YoY: 4.4%
• Active inventory: 162
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $600

Break-even live

Break-even rent $539

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $634	-5% $617	+0% $600	+5% $583	+10% $566
Rent	-10% $498	-5% $549	+0% $600	+5% $652	+10% $703
Rate	-1.0pp $630	-0.5pp $615	base $600	+0.5pp $585	+1.0pp $569

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 N Franklin St Chambersburg, PA	2.0	2.0	1040	$1,200	$1.15	14d	1	0.18mi
1869 Johnson Rd Chambersburg, PA	2.0	1.0	900	$1,150	$1.28	44d	1	0.79mi
1885 Johnson Rd Unit 1875 Chambersburg, PA	2.0	1.0	900	$1,150	$1.28	44d	1	0.81mi

Listing history 16 events

1. 2026-05-08
   status Pending 1373-char remark
2. 2026-04-28
   listed $59,900 Active 1373-char remark
3. 2021-12-06
   soldstatus $32,000 Closed 615-char remark

   Show marketing remark (615 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and enjoy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp.

4. 2021-11-01
   status Pending 615-char remark

   Show marketing remark (615 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and enjoy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp.

5. 2021-10-26
   status Active 615-char remark

   Show marketing remark (615 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and enjoy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp.

6. 2021-10-21
   historical Active Under Contract 615-char remark

   Show marketing remark (615 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and enjoy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp.

7. 2021-10-15
   listed $32,000 Active 615-char remark

   Show marketing remark (615 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and enjoy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp.

8. 2021-04-27
   soldstatus $34,000 Closed

   Show marketing remark (778 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! This home comes, AS IS- which means everything. Everything in this home stays, all you have to do is unpack. Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and joy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp. GIVE ME A CALL TODAY FOR MORE INFORMATION. 717-491-2190

9. 2021-03-31
   status Pending

   Show marketing remark (778 chars)

   THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! This home comes, AS IS- which means everything. Everything in this home stays, all you have to do is unpack. Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and joy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp. GIVE ME A CALL TODAY FOR MORE INFORMATION. 717-491-2190

10. 2021-02-09
    historical Active Under Contract

    Show marketing remark (778 chars)

    THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! This home comes, AS IS- which means everything. Everything in this home stays, all you have to do is unpack. Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and joy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp. GIVE ME A CALL TODAY FOR MORE INFORMATION. 717-491-2190

11. 2021-02-09
    status Active

    Show marketing remark (778 chars)

    THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! This home comes, AS IS- which means everything. Everything in this home stays, all you have to do is unpack. Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and joy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp. GIVE ME A CALL TODAY FOR MORE INFORMATION. 717-491-2190

12. 2021-01-27
    historical

    Show marketing remark (778 chars)

    THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! This home comes, AS IS- which means everything. Everything in this home stays, all you have to do is unpack. Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and joy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp. GIVE ME A CALL TODAY FOR MORE INFORMATION. 717-491-2190

13. 2021-01-27
    listed $34,000

    Show marketing remark (778 chars)

    THIS PLACE IS AMAZING!! Super clean, well maintained and totally move in ready! This home comes, AS IS- which means everything. Everything in this home stays, all you have to do is unpack. Priced to sell, this is conveniently located on a corner lot in a very nice park. Lot rent is $431/month, and you won't find a nicer home for this price. In your new home you'll have 3 bedrooms, 2 full baths, sky lights, and even a FIRE PLACE! Yes, that's right. .. sit and joy your morning coffee right snuggled up and cozy warm with the corner fireplace. This home is also handicap accessible with a ramp. For extra storage or just a nice sitting space, there has been a small entry way added to the home once you go up the ramp. GIVE ME A CALL TODAY FOR MORE INFORMATION. 717-491-2190

14. 2008-07-14
    soldstatus $28,500
15. 2008-07-10
    historical
16. 2008-04-23
    listed $28,900

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $15,591
• − Mortgage interest: −$3,355
• − Property taxes: −$1,045
• − Insurance: −$300
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,743
• Taxable income: $6,654
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $5,606/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: Chambersburg Area SD
• NCES district ID: 4205550
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $52,666
• Composite: 32.17/100
• National rank: #5787
• State rank: #383 of 539 in PA

Livability — Chambersburg

• Score: 74/100
• State rank: #530
• US rank: #4894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 56,916 people
• City population: 27,554
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 27,554
• Household income: $61,234
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1306.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Black 8% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Dominican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 85% English-only · Spanish 13% French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.07%
• Current HPI: 247.913
• Rent YoY: ▲ 4.37%
• Metro: Chambersburg-Waynesboro, PA
• 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

+96.9% since first listed

17 events — show timeline

• 2026-06-05 Sold (MLS) $56,900 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-28 Listed $59,900 BRIGHT MLS
• 2021-12-06 Sold (MLS) $32,000 BRIGHT MLS
• 2021-11-01 Pending — BRIGHT MLS
• 2021-10-26 Relisted — BRIGHT MLS
• 2021-10-21 Contingent — BRIGHT MLS
• 2021-10-15 Listed $32,000 BRIGHT MLS
• 2021-04-27 Sold (MLS) $34,000 BRIGHT MLS
• 2021-03-31 Pending — BRIGHT MLS
• 2021-02-09 Contingent — BRIGHT MLS
• 2021-02-09 Relisted — BRIGHT MLS
• 2021-01-27 Listed $34,000 BRIGHT MLS
• 2021-01-27 Listing Removed — BRIGHT MLS
• 2008-07-14 Sold (MLS) $28,500 MRIS
• 2008-07-10 Delisted — MRIS
• 2008-04-23 Listed $28,900 MRIS

Property tax history

+2.7%/yr

Latest (2026): $1,045 · +2.4% YoY. Source: county tax records.