5300 Lincoln Way E Unit 5A · Greene, PA 17222

$54,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 5 Days on market

Built 2000 6,534 sqft lot $48/sqft · 7% above area Est $51k · 7% over

---

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 +4.6/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has been renovated to provide a clean, modern aesthetic at a price that's affordable! The open-concept living area is anchored by a classic wood-burning fireplace, a unique feature of this property. New Luxury Vinyl Plank flooring and a neutral color palette are illuminated by modern LED wafer lighting. The kitchen has new, painted cabinetry, a deep workstation sink, new formica countertops and sleek stainless steel appliances including a dishwasher. The split-bedroom layout offers privacy; the primary suite offers a cozy carpeted retreat, while the two additional bedrooms and a second full bath sit on the opposite end of the home. There is a large laundry alcove, utility space off the kitchen/master bedroom and includes a washer and dryer. The home comes equipped with central AC and electric forced air heat, ensuring a perfect climate in every season. Exterior improvements include a covered patio with an aluminum awning, new skirting, deck and a storage shed. This property offers the perfect blend of modern comfort and efficient living. Most photos coming soon.

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $859 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 80 active listings in the ZIP; 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 $373 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $54,000

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. 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.
3. 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.
4. 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: 2.92% ✓
• Cap rate: 25.39%
• Cash-on-cash: 68.20%
• DSCR: 4.03
• GRM: 2.9

CMA / ARV

• ARV (median comp): $50,700
• List price: $54,000
• Delta: 6.51%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 67.6%
• Equity multiple: 4.04×
• Total profit: $46,008
• Equity at exit: $8,052

10-year hold

• IRR: 71.8%
• Equity multiple: 8.32×
• Total profit: $110,660
• Equity at exit: $4,669

Cash invested: $15,120 (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 17222

• Home prices YoY: -17.8%
• Active inventory: 80
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $859

Break-even live

Break-even rent $488

Max offer price $54,000

Occupancy floor 40%

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: $13,500
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-04
   status Pending 1089-char remark

   Show marketing remark (1089 chars)

   This home has been renovated to provide a clean, modern aesthetic at a price that's affordable! The open-concept living area is anchored by a classic wood-burning fireplace, a unique feature of this property. New Luxury Vinyl Plank flooring and a neutral color palette are illuminated by modern LED wafer lighting. The kitchen has new, painted cabinetry, a deep workstation sink, new formica countertops and sleek stainless steel appliances including a dishwasher. The split-bedroom layout offers privacy; the primary suite offers a cozy carpeted retreat, while the two additional bedrooms and a second full bath sit on the opposite end of the home. There is a large laundry alcove, utility space off the kitchen/master bedroom and includes a washer and dryer. The home comes equipped with central AC and electric forced air heat, ensuring a perfect climate in every season. Exterior improvements include a covered patio with an aluminum awning, new skirting, deck and a storage shed. This property offers the perfect blend of modern comfort and efficient living. Most photos coming soon.

2. 2026-04-30
   listed $54,000 Active 1089-char remark

   Show marketing remark (1089 chars)

   This home has been renovated to provide a clean, modern aesthetic at a price that's affordable! The open-concept living area is anchored by a classic wood-burning fireplace, a unique feature of this property. New Luxury Vinyl Plank flooring and a neutral color palette are illuminated by modern LED wafer lighting. The kitchen has new, painted cabinetry, a deep workstation sink, new formica countertops and sleek stainless steel appliances including a dishwasher. The split-bedroom layout offers privacy; the primary suite offers a cozy carpeted retreat, while the two additional bedrooms and a second full bath sit on the opposite end of the home. There is a large laundry alcove, utility space off the kitchen/master bedroom and includes a washer and dryer. The home comes equipped with central AC and electric forced air heat, ensuring a perfect climate in every season. Exterior improvements include a covered patio with an aluminum awning, new skirting, deck and a storage shed. This property offers the perfect blend of modern comfort and efficient living. Most photos coming soon.

3. 2026-04-16
   historical $54,000 1089-char remark

   Show marketing remark (1089 chars)

   This home has been renovated to provide a clean, modern aesthetic at a price that's affordable! The open-concept living area is anchored by a classic wood-burning fireplace, a unique feature of this property. New Luxury Vinyl Plank flooring and a neutral color palette are illuminated by modern LED wafer lighting. The kitchen has new, painted cabinetry, a deep workstation sink, new formica countertops and sleek stainless steel appliances including a dishwasher. The split-bedroom layout offers privacy; the primary suite offers a cozy carpeted retreat, while the two additional bedrooms and a second full bath sit on the opposite end of the home. There is a large laundry alcove, utility space off the kitchen/master bedroom and includes a washer and dryer. The home comes equipped with central AC and electric forced air heat, ensuring a perfect climate in every season. Exterior improvements include a covered patio with an aluminum awning, new skirting, deck and a storage shed. This property offers the perfect blend of modern comfort and efficient living. Most photos coming soon.

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $959 · $80/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,910
• − Mortgage interest: −$3,025
• − Property taxes: −$959
• − Insurance: −$270
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$1,571
• Taxable income: $10,059
• Est. tax owed @ 24.0%: −$2,414
• After-tax cash flow: $7,897/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 — Greene

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,261

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -61.58%
• Current HPI: 284.4035
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-30 Listed $54,000 BRIGHT MLS
• 2026-04-16 Coming Soon $54,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $959 · +2.4% YoY. Source: county tax records.