780 White Hall Rd · Mount Pleasant, PA 17340

$274,900

2 bd · 1.0 ba · 2,206 sqft · Other public records · 75 Days on market

Built 1920 0.31 ac lot $125/sqft · 24% below area Est $362k · 24% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

Key facts

• Open office den area
• New electric service
• New hvac

Tags

• CUSTOM TILE BATHROOM
• OPEN OFFICE DEN AREA
• GRANITE COUNTERS
• MAIN LEVEL LAUNDRY ROOM
• NEW HVAC
• NEW ELECTRIC SERVICE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (43.2% below list).
• Recommended offer: $156k (43.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 1.8% in Mount Pleasant — 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 72/100 on livability (#647 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Littlestown Area SD (town): math 35% / reading 55% proficiency, ranked #249 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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 $80k; list at $275k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $156,076 (43.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.57% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 14.7

CMA / ARV

• ARV (median comp): $361,948
• List price: $274,900
• Delta: -24.05%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.0%
• Equity multiple: 0.06×
• Total profit: $-72,059
• Equity at exit: $40,988

10-year hold

• IRR: -27.0%
• Equity multiple: -0.28×
• Total profit: $-98,514
• Equity at exit: $23,768

Cash invested: $76,972 (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 17340

• Home prices YoY: -19.5%
• Active inventory: 55
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$107 /mo · $1,283/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $-430

Break-even live

Break-even rent $2,105

Max offer price $198,925

Occupancy floor —

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $274,900 Active 75 DOM
2. 2026-06-17
   days on market $274,900 Active 74 DOM
3. 2026-06-16
   days on market $274,900 Active 73 DOM
4. 2026-06-15
   days on market $274,900 Active 72 DOM
5. 2026-06-14
   days on market $274,900 Active 70 DOM
6. 2026-06-13
   days on market $274,900 Active 69 DOM
7. 2026-06-10
   days on market $274,900 Active 67 DOM
8. 2026-06-09
   days on market $274,900 Active 66 DOM
9. 2026-06-08
   days on market $274,900 Active 65 DOM
10. 2026-06-07
    days on market $274,900 Active 64 DOM
11. 2026-06-02
    days on market $274,900 Active 59 DOM
12. 2026-06-01
    days on market $274,900 Active 58 DOM
13. 2026-05-31
    days on market $274,900 Active 57 DOM
14. 2026-05-30
    days on market $274,900 Active 56 DOM
15. 2026-04-15
    status Active 855-char remark

    Show marketing remark (855 chars)

    Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

16. 2026-04-11
    historical 855-char remark

    Show marketing remark (855 chars)

    Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

17. 2026-04-10
    status Active 855-char remark

    Show marketing remark (855 chars)

    Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

18. 2026-04-08
    historical Active Under Contract 855-char remark

    Show marketing remark (855 chars)

    Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

19. 2026-03-29
    listed $274,900 Active 855-char remark

    Show marketing remark (855 chars)

    Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

20. 2026-03-29
    historical

    Show marketing remark (855 chars)

    Reduced!! Renovated and restored! This home has had a complete redo, the left side of the home was an old abandoned store and is now a primary suite on the main level with luxury lament flooring and custom tile bathroom and 2 bedrooms on the second level as well as an open office/den area. Kitchen has been opened up to extend into the dining area offering lots of cabinet and counter space, granite counters as well as all new appliances, main level laundry room off kitchen, luxury lament flooring throughout, upper level features now 4 bedrooms and full bathroom, new HVAC and CAC system, new electric 200 amp service, 3 brand new full bathrooms, new siding, new roof and new windows. Nothing to do but move in! Garage is still in need of some work. Shared driveway access, PLEASE DO NOT BLOCK THE DRIVEWAY, THE NEIGHBORS NEED TO ACCESS THE DRIVEWAY.

21. 2026-01-06
    listed $299,000 Active
22. 2026-01-06
    historical
23. 2025-11-18
    listed $325,000 Active
24. 2024-10-09
    historical
25. 2024-09-23
    listed $99,900 Active
26. 2024-09-23
    historical
27. 2024-09-17
    price $104,000
28. 2024-08-15
    price $105,000
29. 2024-07-26
    listed $109,900 Active
30. 2024-07-01
    soldstatus $80,000
31. 2024-06-28
    soldstatus $80,000 Closed
32. 2024-06-13
    status Pending
33. 2024-06-06
    listed $109,900 Active
34. 2024-06-03
    soldstatus $50,000

ⓘ 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: $1,283 · $107/mo
• Projected year-2 tax: $2,813 · $234/mo
• Expected delta: +$1,530/yr (+$128/mo · 119.2%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,729
• − Mortgage interest: −$15,399
• − Property taxes: −$1,283
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$7,997
• Taxable loss: −$10,321
• Est. tax savings @ 24.0%: +$2,477
• After-tax cash flow: $-2,684/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: Littlestown Area SD
• NCES district ID: 4213980
• Math proficiency: 35% ▼ -8.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $61,657
• Composite: 39.67/100
• National rank: #3911
• State rank: #249 of 539 in PA

Livability — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,403

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 2%
• Common ancestry: Romanian 2% Scotch-Irish 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -74.89%
• Current HPI: 308.4652
• 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

+449.8% since first listed

20 events — show timeline

• 2026-04-15 Relisted — BRIGHT MLS
• 2026-04-11 Listing Removed — BRIGHT MLS
• 2026-04-10 Relisted — BRIGHT MLS
• 2026-04-08 Contingent — BRIGHT MLS
• 2026-03-29 Listing Removed — BRIGHT MLS
• 2026-03-29 Listed $274,900 BRIGHT MLS
• 2026-01-06 Listing Removed — BRIGHT MLS
• 2026-01-06 Listed $299,000 BRIGHT MLS
• 2025-11-18 Listed $325,000 BRIGHT MLS
• 2024-10-09 Listing Removed — BRIGHT MLS
• 2024-09-23 Listing Removed — BRIGHT MLS
• 2024-09-23 Listed $99,900 BRIGHT MLS
• 2024-09-17 Price Changed $104,000 BRIGHT MLS
• 2024-08-15 Price Changed $105,000 BRIGHT MLS
• 2024-07-26 Listed $109,900 BRIGHT MLS
• 2024-07-01 Sold (Public Records) $80,000 Public Records
• 2024-06-28 Sold (MLS) $80,000 BRIGHT MLS
• 2024-06-13 Pending — BRIGHT MLS
• 2024-06-06 Listed $109,900 BRIGHT MLS
• 2024-06-03 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,283 · +0.0% YoY. Source: county tax records.