2581 Old Harrisburg Rd #16 · Hunterstown, PA 17325

$73,000

2 bd · 2.0 ba · 859 sqft · SingleFamily · 36 Days on market

Built 2026 Excellent condition $85/sqft · 46% below area Est $135k · 46% under ↓ 14% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +5.0/5.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this brand new 2026 Clayton mobile home located in Ridge Community Park just minutes from historic downtown Gettysburg and convenient Route 15 access for an easy commute. This beautifully designed home features 2 bedrooms and 2 full baths along with a bright galley-style kitchen complete with all appliances. Enjoy a spacious living area perfect for relaxing or entertaining, plus a separate laundry room for added convenience. Experience the comfort and peace of mind that comes with new construction while being close to shopping, dining, historic attractions, and all the charm Gettysburg has to offer. Affordable, low-maintenance living at its finest!

Key facts

• Galley-style kitchen
• New construction
• Spacious living area

Tags

• NEW CONSTRUCTION
• GALLEY-STYLE KITCHEN
• SPACIOUS LIVING AREA
• SEPARATE LAUNDRY ROOM
• CONVENIENT ROUTE 15 ACCESS
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Not in a federal flood zone; Property manager present; Property condition listed as excellent
• Financial info: Monthly ground rent: $658; Ownership interest: ground rent
• HOA & community: Ground rent exists (monthly payment)

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Municipal trash not provided; Electric service (200+ amp)
• Home design: Manufactured double-wide home; 1 story; Main entrance faces north; Entry level: main floor; Construction completed (new/finished); Pets allowed with size/weight restrictions
• Construction: Vinyl siding; Architectural shingle roof; Estimated year of major remodel: 2026; Built by Clayton; Model: 56CEJI6562AH26; Width 15 ft, length 56 ft; Building winterized; Above- and below-grade structures noted
• Exterior features: Deck(s); Sidewalks; Private blacktop road; Middle-of-block lot

Interior

• Kitchen: Built-in range; Built-in microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heat pump(s); Central air; Electric heating and cooling; 200+ amp electrical service; Electric hot water
• Interior features: Open floor plan; Breakfast area; Combination kitchen/dining; Master bath; Stall shower; Ceiling fan(s); Chair railings; Insulated doors; Drywall and paneled walls
• Laundry & utility: Main floor laundry hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $73k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $71k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 0.6% in Hunterstown — 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 60/100 on livability (#1,464 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Gettysburg Area SD (rural): math 46% / reading 60% proficiency, ranked #132 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gettysburg Area Hs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,024 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 313 active listings in the ZIP; solid renter incomes; 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 $505 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($71k) 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 $70,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.74% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.31%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $134,851
• List price: $73,000
• Delta: -45.87%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.8%
• Equity multiple: 1.98×
• Total profit: $19,983
• Equity at exit: $10,885

10-year hold

• IRR: 31.6%
• Equity multiple: 3.86×
• Total profit: $58,418
• Equity at exit: $6,312

Cash invested: $20,440 (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 17325

• Home prices YoY: -22.4%
• Active inventory: 313
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$383
• Tax est. 1.5%: −$91 /mo · $1,095/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $499

Break-even live

Break-even rent $639

Max offer price $73,000

Occupancy floor 56%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $73,000 Active 36 DOM
2. 2026-06-18
   days on market $73,000 Active 35 DOM
3. 2026-06-17
   days on market $73,000 Active 34 DOM
4. 2026-06-16
   days on market $73,000 Active 33 DOM
5. 2026-06-16
   days on market $73,000 Active 32 DOM
6. 2026-06-14
   days on market $73,000 Active 30 DOM
7. 2026-06-12
   days on market $73,000 Active 29 DOM
8. 2026-06-09
   days on market $73,000 Active 26 DOM
9. 2026-06-08
   days on market $73,000 Active 25 DOM
10. 2026-06-07
    days on market $73,000 Active 24 DOM
11. 2026-06-05
    pricedays on market $73,000 Active 21 DOM
12. 2026-06-02
    days on market $79,900 Active 19 DOM
13. 2026-06-01
    days on market $79,900 Active 18 DOM
14. 2026-05-31
    days on market $79,900 Active 17 DOM
15. 2026-05-30
    days on market $79,900 Active 16 DOM
16. 2026-05-14
    listed $84,900 Active 673-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3/10 Moderate 6% 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: $15,246
• − Mortgage interest: −$4,089
• − Property taxes: −$1,095
• − Insurance: −$365
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,124
• Taxable income: $5,134
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,758/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.

Condition & rehab AI · 8 photos

Excellent 100/100 None rehab

This brand new 2026 Clayton mobile home is move-in ready with modern finishes and a welcoming design, offering both resale and rental potential.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters.
• Both Add a smart home system — Improves convenience and energy efficiency, appealing to modern buyers and renters.
• Both Install smart locks — Enhances security and convenience for both buyers and renters.
• Both Add a smart thermostat — Improves energy efficiency and comfort for both buyers and renters.
• Both Add a smart security system — Enhances security and peace of mind for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a smart home system — Improves convenience and energy efficiency, appealing to modern buyers and renters. ↑
• Both Install smart locks — Enhances security and convenience for both buyers and renters. ↑
• Both Add a smart thermostat — Improves energy efficiency and comfort for both buyers and renters. ↑
• Both Add a smart security system — Enhances security and peace of mind for both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gettysburg Area SD
• NCES district ID: 4210710
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $58,451
• Composite: 46.03/100
• National rank: #2526
• State rank: #132 of 539 in PA

Livability — Hunterstown

• Score: 60/100
• State rank: #1464
• US rank: #18906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams County · 30,373 people
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

-14.0% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $73,000 BRIGHT MLS
• 2026-05-21 Price Changed $79,900 BRIGHT MLS
• 2026-05-14 Listed $84,900 BRIGHT MLS