39 William Penn Dr · Chambersburg, PA 17201

$218,000

3 bd · 2.5 ba · 1,320 sqft · Other · 57 Days on market

Built 1975 2,614 sqft lot $165/sqft · at area comps Est $223k · at est.

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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 +13.5/30.0
• ARV discount +8.4/15.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the charming Coldbrook Meadows community, this delightful Colonial townhouse offers a perfect blend of comfort and convenience. Built in 1975, this well-maintained home features a classic brick and vinyl siding exterior, exuding timeless appeal. Step inside to discover a warm and inviting interior, where natural light dances across the spacious living areas. The main floor boasts plush carpeting and vinyl flooring, creating a cozy atmosphere throughout. Modern appliances, including a dishwasher, microwave, and electric oven/range, make meal prep a breeze. With three bedrooms and two and a half bathrooms, this home provides ample space for relaxation and privacy. The convenience o

Key facts

• Charming porch
• Rear yard
• Sidewalks

Tags

• COLDBROOK MEADOWS COMMUNITY
• MAIN FLOOR LAUNDRY AREA
• REAR YARD
• CHARMING PORCH
• SIDEWALKS
• EASY ACCESS TO LOCAL PARKS

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Pets allowed with no pet restrictions; Above-grade finished area is estimated; Building not winterized

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service with 200+ amp and circuit breakers; Electric hot water; Municipal trash service
• Home design: Interior townhouse/rowhouse; Very good overall condition; Built according to assessor records
• Construction: Brick and vinyl siding exterior; Architectural shingle roof; Slab foundation; Double-hung and wood-frame windows with storm windows
• Exterior features: Front and rear yard; Sidewalks; Porch(es); Shed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the upper level (one is the primary/master bedroom)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling equipment
• Interior features: Stall shower and tub/shower; Dining area; Kitchen with table space; Pantry; Primary bedroom with master bath; Six-panel, storm, and sliding glass doors
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $218k.

Deal economics

• At list price, monthly cash flow is $7 ($89/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 $189k (13.4% below list).
• Recommended offer: $189k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Chambersburg — 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 74/100 on livability (#530 in PA, #4,894 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D, employment D.
• 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.
• Zoned schools: Falling Spring El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 284 students, 55% FRL); Chambersburg Area Ms - North (math 18% / reading 52%, grade F, #322 of 512 statewide, top 64%, 1,045 students, 63% FRL); Chambersburg Area Shs (math 46% / reading 10%, grade F, #362 of 437 statewide, top 83%, 2,348 students, 60% FRL) — zoned schools average 60% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 162 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $188,850 (13.4% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $222,643
• List price: $218,000
• Delta: -2.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.37% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-32,198
• Equity at exit: $32,505

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-16,233
• Equity at exit: $18,849

Cash invested: $61,040 (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 17201

• Home prices YoY: -20.3%
• Rents YoY: 4.4%
• Active inventory: 162
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $7

Break-even live

Break-even rent $1,879

Max offer price $218,000

Occupancy floor 95%

Sensitivity live

Price	-10% $131	-5% $69	+0% $7	+5% $-54	+10% $-116
Rent	-10% $-142	-5% $-67	+0% $7	+5% $82	+10% $157
Rate	-1.0pp $117	-0.5pp $63	base $7	+0.5pp $-49	+1.0pp $-107

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
871 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.80mi
829 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.82mi
825 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.82mi
801 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.84mi
824 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$2,050	$1.26	45d	1	0.84mi
804 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$2,050	$1.26	45d	1	0.85mi
902 Setting Sun Ln Chambersburg, PA	4.0	2.5	1625	$2,050	$1.26	45d	1	0.89mi
1121 Progress Rd Chambersburg, PA	3.0	1.5	1376	$1,650	$1.20	45d	1	1.00mi
74 Kelhigh Dr Chambersburg, PA	3.0	2.0–2.5	2050	$2,100	$1.02	15d	21	1.14mi
548 Nelson St Chambersburg, PA	3.0	1.0	1290	$1,500	$1.16	45d	1	1.20mi
9 Delano Dr Chambersburg, PA	3.0	2.5	1860	$2,195	$1.18	45d	1	1.34mi
330 Parkwood Dr Chambersburg, PA	2.0	2.0	1841	$2,300	$1.25	45d	1	1.38mi
111 Delano Dr Chambersburg, PA	3.0	2.5	1825	$2,295	$1.26	45d	1	1.42mi

Listing history 16 events

1. 2026-06-19
   days on market $218,000 Active 57 DOM
2. 2026-06-18
   days on market $218,000 Active 56 DOM
3. 2026-06-17
   days on market $218,000 Active 55 DOM
4. 2026-06-16
   days on market $218,000 Active 54 DOM
5. 2026-06-15
   days on market $218,000 Active 53 DOM
6. 2026-06-14
   days on market $218,000 Active 51 DOM
7. 2026-06-12
   days on market $218,000 Active 50 DOM
8. 2026-06-09
   days on market $218,000 Active 47 DOM
9. 2026-06-08
   days on market $218,000 Active 46 DOM
10. 2026-06-07
    days on market $218,000 Active 45 DOM
11. 2026-06-03
    days on market $218,000 Active 41 DOM
12. 2026-06-02
    days on market $218,000 Active 40 DOM
13. 2026-06-01
    days on market $218,000 Active 39 DOM
14. 2026-05-31
    days on market $218,000 Active 38 DOM
15. 2026-05-30
    days on market $218,000 Active 37 DOM
16. 2026-04-23
    listed $218,000 Active 1812-char remark

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: +$220/yr (+$18/mo · 7.3%)

ⓘ 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 ≥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: $22,662
• − Mortgage interest: −$12,211
• − Property taxes: −$3,005
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$6,342
• Taxable loss: −$3,612
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $956/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 — Chambersburg

• Score: 74/100
• State rank: #530
• US rank: #4894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chambersburg, PA
• County: Franklin County · 56,916 people
• City population: 27,554
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 27,554
• Household income: $61,234
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1306.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Black 8% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Dominican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 85% English-only · Spanish 13% French/Haitian/Cajun 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: ▼ -63.07%
• Current HPI: 247.913
• Rent YoY: ▲ 4.37%
• Metro: Chambersburg-Waynesboro, 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

1 event — show timeline

• 2026-04-23 Listed $218,000 BRIGHT MLS

Property tax history

+11.9%/yr

Latest (2026): $3,005 · +2.0% YoY. Source: county tax records.