3666-3670 Orrstown Rd · Orrstown, PA 17257

$270,000

6 bd · 4.5 ba · 2,600 sqft · MultiFamily · 21 Days on market

Built 1900 Fair condition 4,356 sqft lot

---

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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Coming Soon! Located in the historic village of Orrstown just minutes from downtown Shippensburg, 3666 and 3670 Orrstown Rd offer the perfect blend of peaceful country living and everyday convenience. One unit has 2 beds and 1 bath, and the other has 2 bedrooms and 1.5 baths, both with flexible space with the potential for 3rd bedrooms. The property also includes convenient off-street parking and sits along a quiet, serene street that provides a relaxing setting while still being close to shopping, dining, schools, and major commuter routes. With strong rental potential and flexible living arrangements, this property is perfectly suited for investors, multi-generational living, or buyers lo

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 21 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Semi-detached property; Estimated year built; Above-grade finished living area approximately 2,600
• Construction: Vinyl siding; Permanent foundation
• Exterior features: Off-street parking; Shed; Walkout basement; Front entrance with connecting stairway; Partially finished lower level

Interior

• Bedrooms: Two 2-bedroom units (Unit 1 and Unit 2)
• Flooring: Carpet
• Bathrooms: Bathrooms with tub/shower
• Heating & cooling: Hot water heating; Oil-fired heat
• Interior features: Ceiling fans; Tub with shower; Dining area

What this means for you Summary

Snapshot

• This is a 3 × 2.0-bed/1.5-bath units multifamily listed at $270k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive. Per door: $326/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,493 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, schools F, amenities 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.
• Market conditions: 161 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• At $3,598/mo this rent would consume 61% of the median local household income ($71k/yr) (locally 855% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $265,950 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.3

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: 6.3%
• Equity multiple: 1.24×
• Total profit: $18,497
• Equity at exit: $40,258

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $96,413
• Equity at exit: $23,345

Cash invested: $75,600 (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: 161
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $3,598 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $977

Break-even live

Break-even rent $2,362

Max offer price $270,000

Occupancy floor 68%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2.0	1.5	$3,597
Total (3 units)			$3,598

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $270,000 Active 21 DOM
2. 2026-06-17
   days on market $270,000 Active 20 DOM
3. 2026-06-16
   days on market $270,000 Active 19 DOM
4. 2026-06-15
   days on market $270,000 Active 18 DOM
5. 2026-06-14
   days on market $270,000 Active 16 DOM
6. 2026-06-13
   days on market $270,000 Active 15 DOM
7. 2026-06-10
   days on market $270,000 Active 13 DOM
8. 2026-06-09
   days on market $270,000 Active 12 DOM
9. 2026-06-08
   days on market $270,000 Active 11 DOM
10. 2026-06-07
    days on market $270,000 Active 10 DOM
11. 2026-06-03
    days on market $270,000 Active 6 DOM
12. 2026-06-02
    days on market $270,000 Active 5 DOM
13. 2026-06-01
    days on market $270,000 Active 4 DOM
14. 2026-05-31
    days on market $270,000 Active 3 DOM
15. 2026-05-31
    days on market $270,000 Active 2 DOM
16. 2026-05-18
    historical $270,000

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

Taxation est. · year 1

• Rental income: $43,176
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,454
• − Management: −$3,454
• − Depreciation: −$7,855
• Taxable income: $7,889
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $9,825/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and maintenance, including a new roof, siding, and HVAC units, as well as landscaping improvements. While the location is convenient, the current condition detracts from its value. Significant investment is needed to bring it up to a good condition.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — Peeling paint and siding indicate severe deterioration.
• Major flooring — Worn and possibly damaged flooring requires replacement.
• Major HVAC units — Old units may need replacement for efficiency and comfort.
• Major landscaping — Sparse and overgrown landscaping needs significant improvement for curb appeal.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the home's appearance and value.
• Both siding and paint — New siding and paint will enhance the home's curb appeal and value.
• Both HVAC replacement — Upgrading HVAC units will improve comfort and energy efficiency, boosting both resale and rental value.
• Both landscaping — A well-maintained landscape will enhance curb appeal and attract potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · Peeling paint and siding indicate severe deterioration.	Major	$15,000–50,000
flooring · Worn and possibly damaged flooring requires replacement.	Major	$15,000–50,000
HVAC units · Old units may need replacement for efficiency and comfort.	Major	$15,000–50,000
landscaping · Sparse and overgrown landscaping needs significant improvement for curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Both siding and paint — New siding and paint will enhance the home's curb appeal and value. ↑
• Both HVAC replacement — Upgrading HVAC units will improve comfort and energy efficiency, boosting both resale and rental value. ↑
• Both landscaping — A well-maintained landscape will enhance curb appeal and attract potential buyers/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: 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 — Orrstown

• Score: 60/100
• State rank: #1493
• US rank: #19353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orrstown, PA
• County: Cumberland County · 257,673 people
• 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 (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 (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 · 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: ▼ -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

1 event — show timeline

• 2026-05-18 Coming Soon $270,000 BRIGHT MLS