55 Walker Ave · Gettysburg, PA 17325

$59,900

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 96 Days on market

Built 1978 $65/sqft · 35% above area Est $44k · 35% over $668/mo HOA · 44% of rent

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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 +27.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• Schools +4.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

From its convenient location to its move-in ready condition, this home is worth a look. Located just West of Gettysburg this 3 Bedroom, 1.5 bath home features new flooring, central air conditioning, 2 parking spaces with a carport, storage shed, appliances, and a large covered patio. Schedule an appointment!

Key facts

• New flooring
• Carport
• Storage shed

Tags

• NEW FLOORING
• CENTRAL AIR CONDITIONING
• CARPORT
• STORAGE SHED
• LARGE COVERED PATIO

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 $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.1% in Gettysburg — 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 87/100 on livability (#45 in PA, #253 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment D.
• 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.
• Market conditions: 313 active listings in the ZIP; solid renter incomes; 403 units permitted in Adams County in 2024 (0 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.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $11k; list at $60k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 2.54% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.68%
• DSCR: 1.56
• GRM: 3.3

CMA / ARV

• ARV (median comp): $44,337
• List price: $59,900
• Delta: 35.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Walker Ave	0.09mi	2/1.0 (-1)	910 (-2%)	11mo	$40,000	$44	75
98 Walker Ave	0.08mi	2/1.5 (-1)	852 (-8%)	19mo	$40,000	$47	61

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

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $1,982
• Equity at exit: $8,931

10-year hold

• IRR: 13.1%
• Equity multiple: 2.07×
• Total profit: $17,884
• 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 17325

• Home prices YoY: -22.4%
• Active inventory: 313
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$25
• HOA: −$668
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $177

Break-even live

Break-even rent $1,299

Max offer price $59,900

Occupancy floor 83%

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: —

HOA detail

• Monthly dues: $668 · $8,016/yr

Listing history 19 events

1. 2026-06-19
   days on market $59,900 Active 96 DOM
2. 2026-06-18
   days on market $59,900 Active 95 DOM
3. 2026-06-17
   days on market $59,900 Active 94 DOM
4. 2026-06-16
   days on market $59,900 Active 93 DOM
5. 2026-06-16
   days on market $59,900 Active 92 DOM
6. 2026-06-14
   days on market $59,900 Active 90 DOM
7. 2026-06-12
   days on market $59,900 Active 89 DOM
8. 2026-06-09
   days on market $59,900 Active 86 DOM
9. 2026-06-08
   days on market $59,900 Active 85 DOM
10. 2026-06-07
    days on market $59,900 Active 84 DOM
11. 2026-06-05
    days on market $59,900 Active 81 DOM
12. 2026-06-02
    days on market $59,900 Active 79 DOM
13. 2026-06-01
    days on market $59,900 Active 78 DOM
14. 2026-05-31
    days on market $59,900 Active 77 DOM
15. 2026-05-30
    days on market $59,900 Active 76 DOM
16. 2026-03-15
    listed $59,900 Active 309-char remark

    Show marketing remark (309 chars)

    From its convenient location to its move-in ready condition, this home is worth a look. Located just West of Gettysburg this 3 Bedroom, 1.5 bath home features new flooring, central air conditioning, 2 parking spaces with a carport, storage shed, appliances, and a large covered patio. Schedule an appointment!

17. 2002-04-29
    soldstatus $11,400 152-char remark

    Show marketing remark (152 chars)

    VERY WELL MAINTAINED 3BR/1.5BA MOBILE IN LINCOLN ESTATES. LOT RENT $255/MO. CENTRAL AIR. CARPORT. A GREAT BUY! BUYER MUST BE APPROVED BY PARK MANAGER. |

18. 2002-03-22
    historical 152-char remark

    Show marketing remark (152 chars)

    VERY WELL MAINTAINED 3BR/1.5BA MOBILE IN LINCOLN ESTATES. LOT RENT $255/MO. CENTRAL AIR. CARPORT. A GREAT BUY! BUYER MUST BE APPROVED BY PARK MANAGER. |

19. 2002-03-07
    listed $10,500 152-char remark

    Show marketing remark (152 chars)

    VERY WELL MAINTAINED 3BR/1.5BA MOBILE IN LINCOLN ESTATES. LOT RENT $255/MO. CENTRAL AIR. CARPORT. A GREAT BUY! BUYER MUST BE APPROVED BY PARK MANAGER. |

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$358/yr (+$30/mo · 154.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 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: $18,282
• − Mortgage interest: −$3,355
• − Property taxes: −$231
• − Insurance: −$300
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − HOA: −$8,016
• − Depreciation: −$1,743
• Taxable income: $1,713
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $1,716/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 — Gettysburg

• Score: 87/100
• State rank: #45
• US rank: #253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams County · 30,373 people
• City population: 30,373
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

+470.5% since first listed

4 events — show timeline

• 2026-03-15 Listed $59,900 BRIGHT MLS
• 2002-04-29 Sold (MLS) $11,400 BRIGHT MLS
• 2002-03-22 Listing Removed — BRIGHT MLS
• 2002-03-07 Listed $10,500 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $231 · +3.3% YoY. Source: county tax records.