3670 Orrstown Rd · Orrstown, PA 17244

$145,000

2 bd · 1.5 ba · 1,300 sqft · Other · 21 Days on market

Built 1900 4,356 sqft lot

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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 +22.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Coming Soon! Located in the historic village of Orrstown just minutes from downtown Shippensburg, 3670 Orrstown Rd offers the perfect blend of peaceful country living and everyday convenience. This charming 2-bedroom, 1.5-bath home features flexible space with the potential for a 3rd bedroom, making it ideal for homeowners or investors alike. The property also includes convenient off-street parking and sits along a quiet, serene street that provides a relaxing setting while still being close to shopping, dining, schools, and major commuter routes. The other side of the duplex, 3666 Orrstown Rd, is also available for purchase separately, creating a rare turnkey investment opportunity with ex

Key facts

• Built 1900
• Listed 21 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Semi-detached structure
• Construction: Vinyl siding; Permanent foundation; Partially finished basement with walkout level and connecting stairway; front entrance
• Exterior features: Semi-detached property; Shed on the property; No tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating; Oil-fired heating
• Interior features: Ceiling fans; Carpeted floors

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (2.0% below list).
• Recommended offer: $142k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,493 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, schools F, amenities F.
• Shippensburg Area SD (town): math 31% / reading 52% proficiency, ranked #335 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• At projected returns (4.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $145k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,124 (2.0% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.98% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.05×
• Total profit: $42,687
• Equity at exit: $76,162

10-year hold

• IRR: 17.8%
• Equity multiple: 3.93×
• Total profit: $118,933
• Equity at exit: $126,728

Cash invested: $40,600 (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 17244

• Home prices YoY: 1.4%
• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $235

Break-even live

Break-even rent $1,124

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 21 DOM
2. 2026-06-17
   days on market $145,000 Active 20 DOM
3. 2026-06-16
   days on market $145,000 Active 19 DOM
4. 2026-06-15
   days on market $145,000 Active 18 DOM
5. 2026-06-14
   days on market $145,000 Active 16 DOM
6. 2026-06-13
   days on market $145,000 Active 15 DOM
7. 2026-06-10
   days on market $145,000 Active 13 DOM
8. 2026-06-09
   days on market $145,000 Active 12 DOM
9. 2026-06-08
   days on market $145,000 Active 11 DOM
10. 2026-06-07
    days on market $145,000 Active 10 DOM
11. 2026-06-03
    days on market $145,000 Active 6 DOM
12. 2026-06-02
    days on market $145,000 Active 5 DOM
13. 2026-06-01
    days on market $145,000 Active 4 DOM
14. 2026-05-31
    days on market $145,000 Active 3 DOM
15. 2026-05-31
    days on market $145,000 Active 2 DOM
16. 2026-05-16
    historical $145,000 724-char remark
17. 2026-03-16
    soldstatus $88,000

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$743/yr (+$62/mo · 92.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,055
• − Mortgage interest: −$8,122
• − Property taxes: −$805
• − Insurance: −$725
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,218
• Taxable income: $456
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,710/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: Shippensburg Area SD
• NCES district ID: 4221570
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,585
• Composite: 35.42/100
• National rank: #4938
• State rank: #335 of 539 in PA

Livability — Orrstown

• Score: 60/100
• State rank: #1493
• US rank: #19353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orrstown, PA
• Population (ZIP): 2,305

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 (93%)
• Race & ethnicity: White 93% Two or more races 2%
• Common ancestry: Slovak 1% Romanian 1% Estonian 1%
• Foreign-born: 0% · Canada
• Languages at home: 81% English-only · German/W. Germanic 18% Other Indo-European 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: ▲ 4.31%
• Current HPI: 322.3009
• 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

+64.8% since first listed

3 events — show timeline

• 2026-05-29 Listed $145,000 BRIGHT MLS
• 2026-05-16 Coming Soon $145,000 BRIGHT MLS
• 2026-03-16 Sold (Public Records) $88,000 Public Records

Property tax history

+15.2%/yr

Latest (2026): $805 · +3.2% YoY. Source: county tax records.