4986 Treher Rd · Fayetteville, PA 17222

$175,000

3 bd · 1.0 ba · 1,136 sqft · Other · 8 Days on market

Built 1962 0.64 ac lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS! Come take a look at my new listing just waiting for you to bring it back to life! This ranch style home features 3 bedrooms, 1 bathroom, kitchen, dining space, living room and mud room! There are hardwood floors under the carpet! There is also a full basement in need of renovation.  Sitting on a ‘double lot’ in the heart of Fayetteville, this would make someone a great home with just a little updating! Instant sweat equity for the right person! Schedule your showing today!

Key facts

• Double lot
• Full basement
• Hardwood floors

Tags

• DOUBLE LOT
• HARDWOOD FLOORS
• FULL BASEMENT

Property features AI

Finance

• Other: Ownership is fee simple; Above-grade finished area is approximately 1,136 (estimated)

Exterior

• Parking: Attached carport (1 space); Driveway with about 3 spaces; Total of approximately 4 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached home; Entry level information not specified; Year built per assessor (year source: Assessor)
• Construction: Brick exterior; Block foundation
• Exterior features: Brick construction; Above-grade and below-grade structures noted; No tidal water on the property

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Hot water heat; Oil-fired heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $47 ($567/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 $158k (9.8% below list).
• Recommended offer: $158k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Fayetteville — 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 67/100 on livability (#987 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $157,783 (9.8% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-25,330
• Equity at exit: $26,093

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-18,109
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$209 /mo · $2,503/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $47

Break-even live

Break-even rent $1,518

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $146	-5% $97	+0% $47	+5% $-2	+10% $-52
Rent	-10% $-77	-5% $-15	+0% $47	+5% $110	+10% $172
Rate	-1.0pp $135	-0.5pp $92	base $47	+0.5pp $2	+1.0pp $-44

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   status $175,000 Pending 8 DOM
2. 2026-06-18
   days on market $175,000 Active 8 DOM
3. 2026-06-17
   days on market $175,000 Active 7 DOM
4. 2026-06-16
   days on market $175,000 Active 6 DOM
5. 2026-06-15
   days on market $175,000 Active 5 DOM
6. 2026-06-14
   days on market $175,000 Active 3 DOM
7. 2026-06-12
   remarks 498-char remark
8. 2026-06-12
   listed $175,000 Active 2 DOM

ⓘ 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: $2,503 · $209/mo
• Projected year-2 tax: $2,634 · $220/mo
• Expected delta: +$131/yr (+$11/mo · 5.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,934
• − Mortgage interest: −$9,803
• − Property taxes: −$2,503
• − Insurance: −$875
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,091
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,135/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 — Fayetteville

• Score: 67/100
• State rank: #987
• US rank: #10862

Category grades

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

Schools grade is shown separately in the Schools card above.

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

2 events — show timeline

• 2026-06-11 Listed $175,000 BRIGHT MLS
• 2026-06-10 Coming Soon $175,000 BRIGHT MLS

Property tax history

+15.1%/yr

Latest (2026): $2,503 · +2.4% YoY. Source: county tax records.