125 N Washington St · Shippensburg, PA 17257

$179,900

3 bd · 1.5 ba · 1,318 sqft · SingleFamily public records · 10 Days on market

Built 1920 6,534 sqft lot Est $208k · 14% 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).

• Cash flow +13.8/30.0
• ARV discount +13.6/15.0
• DSCR +4.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer upper - Has been used solely as a rental property, some students, some families. 2 story (4 bdrm 1 1/2 bath) First floor LR, large eat-in kitchen, 1 bdrm and powder room. Laundry in side entrance mudroom. 2 floor has 3 bdrm and full bath. Fully fenced back yard with mature trees. Great investment/rental. Listing agent is part owner and has financial interest.

Key facts

• 6,534 sq ft lot
• 3 parking spots
• Built 1920

Property features AI

Finance

• Other: Property condition listed as below average
• Financial info: Ownership: Fee simple; Not in a federal flood zone; Ground rent paid annually

Exterior

• Parking: Attached carport (1 space); Two off-street parking spaces (3 total garage and parking spaces)
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Detached property; Metal roof; Frame construction with vinyl and aluminum siding
• Construction: Crawl space foundation
• Exterior features: Corner lot with rear yard; Fully chain link fenced

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heat; Electric hot water
• Interior features: Level entry on main; Basement with interior access and connecting stairway (partial)
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $18 ($215/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 $148k (17.6% below list).
• Recommended offer: $148k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Shippensburg — 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 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute 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.
• Zoned schools: James Burd El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 502 students, 57% FRL); Shippensburg Area Ms (math 17% / reading 49%, grade F, #346 of 512 statewide, top 69%, 786 students, 55% FRL); Shippensburg Area Shs (math 71% / reading 30%, grade D+, #131 of 437 statewide, top 30%, 1,138 students, 46% FRL) — zoned schools average 53% FRL vs 30% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $180k implies a 261% 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 $148,217 (17.6% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.82% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $208,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E Garfield St	0.38mi	3/1.5	1,334 (+1%)	2mo	$240,000	$180	78
461 E King St	0.35mi	3/1.5	1,309 (-1%)	11mo	$180,000	$138	74
112 E Burd St	0.16mi	2/2.0 (-1)	1,236 (-6%)	6mo	$175,000	$142	70
20 Richard Ave	0.17mi	4/1.5 (+1)	1,468 (+11%)	5mo	$150,000	$102	64
306 E King St	0.19mi	3/1.5	1,454 (+10%)	12mo	$151,500	$104	64
305 Walnut St	0.43mi	3/1.5	1,248 (-5%)	10mo	$265,000	$212	63
400 S Penn St	0.63mi	2/1.0 (-1)	1,364 (+4%)	3mo	$245,000	$180	55
28 S Washington St	0.28mi	2/1.5 (-1)	1,513 (+15%)	2mo	$230,000	$152	55
14 W Burd St	0.35mi	4/3.0 (+1)	1,440 (+9%)	3mo	$189,900	$132	55
253 Walnut St	0.43mi	3/2.0	1,432 (+9%)	13mo	$250,000	$175	53
116 N Fayette St	0.48mi	4/2.0 (+1)	1,428 (+8%)	13mo	$225,000	$158	46
301 Roxbury Rd	0.69mi	3/1.0	1,155 (-12%)	2mo	$195,500	$169	43

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: -15.6%
• Equity multiple: 0.44×
• Total profit: $-28,046
• Equity at exit: $26,824

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-23,090
• Equity at exit: $15,554

Cash invested: $50,372 (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 17257

• Home prices YoY: -17.3%
• Active inventory: 162
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,482 high
• Mortgage (P&I): −$943
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $18

Break-even live

Break-even rent $1,460

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $120	-5% $69	+0% $18	+5% $-33	+10% $-84
Rent	-10% $-99	-5% $-41	+0% $18	+5% $76	+10% $135
Rate	-1.0pp $108	-0.5pp $64	base $18	+0.5pp $-29	+1.0pp $-76

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	15d	1	0.26mi
9 E Burd St Unit 1 Shippensburg, PA	3.0	1.0	1400	$1,400	$1.00	45d	1	0.27mi
401 E Neff St Shippensburg, PA	2.0	1.0	1400	$1,295	$0.93	23d	1	0.27mi
34 N Earl St Unit 2 Shippensburg, PA	3.0	1.0	1550	$1,350	$0.87	25d	1	0.33mi
307 N Fayette St Shippensburg, PA	3.0	1.0	1300	$1,795	$1.38	15d	1	0.59mi
1007 Hot Point Ave Shippensburg, PA	4.0	2.5	1654	$1,550	$0.94	45d	1	0.61mi
735 E King St Shippensburg, PA	3.0	2.0	1664	$1,850	$1.11	45d	1	0.66mi
2 Morningstar Ln Unit The Villa Shippensburg, PA	4.0	2.0	1400	$1,500	$1.07	25d	1	0.67mi
2 Morningstar Ln Shippensburg, PA	4.0	2.0	1400	$1,500	$1.07	15d	1	0.72mi
100 Bard Dr Shippensburg, PA	2.0–4.0	1.0–2.5	1116	$1,522	$1.36	15d	6	0.74mi
353 Farmington Dr Shippensburg, PA	3.0–4.0	2.0	1675	$1,900	$1.13	15d	1	1.02mi
100 Deerfield Ln Shippensburg, PA	3.0	2.0	1264	$1,595	$1.26	25d	1	1.43mi

Listing history 19 events

1. 2026-06-22
   days on market $179,900 Active 10 DOM
2. 2026-06-18
   days on market $179,900 Active 7 DOM
3. 2026-06-17
   days on market $179,900 Active 6 DOM
4. 2026-06-16
   days on market $179,900 Active 5 DOM
5. 2026-06-15
   days on market $179,900 Active 4 DOM
6. 2026-06-14
   days on market $179,900 Active 2 DOM
7. 2026-06-13
   statusdays on market $179,900 Active 1 DOM
8. 2026-06-10
   days on market $179,900 Coming Soon 15 DOM
9. 2026-06-09
   days on market $179,900 Coming Soon 14 DOM
10. 2026-06-08
    days on market $179,900 Coming Soon 13 DOM
11. 2026-06-07
    days on market $179,900 Coming Soon 12 DOM
12. 2026-06-03
    days on market $179,900 Coming Soon 8 DOM
13. 2026-06-02
    days on market $179,900 Coming Soon 7 DOM
14. 2026-06-01
    days on market $179,900 Coming Soon 6 DOM
15. 2026-05-31
    days on market $179,900 Coming Soon 5 DOM
16. 2026-05-31
    days on market $179,900 Coming Soon 4 DOM
17. 2026-05-26
    historical $179,900
18. 1995-07-14
    soldstatus $49,900
19. 1986-07-22
    soldstatus $50,100

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $2,229 · $186/mo
• Expected delta: +$613/yr (+$51/mo · 37.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $17,786
• − Mortgage interest: −$10,077
• − Property taxes: −$1,616
• − Insurance: −$900
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,233
• Taxable loss: −$2,886
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $907/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 — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shippensburg, PA
• County: Cumberland County · 257,673 people
• City population: 29,204
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 29,204
• Household income: $71,181
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 855.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · German/W. Germanic 5% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.12%
• Current HPI: 297.1586
• Rent YoY: —
• Metro: Harrisburg-Carlisle, 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

+259.1% since first listed

3 events — show timeline

• 2026-05-26 Coming Soon $179,900 BRIGHT MLS
• 1995-07-14 Sold (Public Records) $49,900 Public Records
• 1986-07-22 Sold (Public Records) $50,100 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,616 · +3.1% YoY. Source: county tax records.