292 Mountain Dr · Cashtown, PA 17353

$69,900

1 bd · 1.0 ba · 624 sqft · SingleFamily · 143 Days on market

Built 1980 Fair condition 1.13 ac lot $112/sqft · 17% below area Est $84k · 17% under $15/mo HOA · 2% of rent

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Tucked away on a beautiful 1-acre lot, this cute and cozy cabin has been lovingly cared for by the same family for over 30 years—and it shows. If you’ve been dreaming of the perfect weekend getaway, this is it. Located near Caledonia State Park, with Laurel Lake just up the road and Michaux State Park backing up to the campground, this spot is a nature lover’s dream. Enjoy nearby trails for ATVs and side-by-sides, quick trips to local orchards, and peaceful evenings under the trees. The circular driveway provides plenty of parking for family and friends, plus two additional spaces at the end of the drive—perfect for hosting weekend gatherings. Inside, you’ll find an open-concept layout designed for relaxing and reconnecting. The kitchen includes a cooktop stove, refrigerator, and all kitchen items, all of which convey. The dining area flows right into the main living space, making it easy to entertain or simply unwind. The living room features a wood-burning fireplace that heats the entire cabin, complemented by a ceiling fan to circulate warmth. Step out onto the screened-in deck with a bar area, where the owners loved enjoying breakfast with their grandkids or winding down with evening drinks while overlooking the campground. Upstairs is one large sleeping area that can comfortably accommodate several guests—or be divided into two rooms for added privacy. The window unit stays, and with the windows open, refreshing breezes and surrounding trees naturally keep the cabin cool. Even better? Everything is included. Just bring your clothes and groceries—this cabin is truly move-in ready. Some of the family’s favorite memories were made here: roasting marshmallows at the firepit, cooking over the open flame, and sharing quiet mornings on the deck. Now, they’re ready to pass this special place on to a new family to create their own traditions. Additional features include 410 feet of road frontage, Mountain Road runs across the back of the property, and plenty of wood available on your own land for the fireplace. Come take a look—and fall in love with this cabin the way they did.

Key facts

• Laurel lake nearby
• 1 acre lot
• Trails for atvs

Tags

• 1 ACRE LOT
• NEAR CALEDONIA STATE PARK
• LAUREL LAKE NEARBY
• MICHAUX STATE PARK BACKING UP
• TRAILS FOR ATVS
• CIRCULAR DRIVEWAY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,329 in PA) — a middle-class / working-renter tenant base. Strengths: schools A, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety 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.
• Market conditions: 20 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.37% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.85%
• DSCR: 1.71
• GRM: 6.1

CMA / ARV

• ARV (median comp): $84,381
• List price: $69,900
• Delta: -17.16%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Evergreen	0.12mi	1/1.0	600 (-4%)	4mo	$65,000	$108	85
85 Maple Ln	0.07mi	2/1.0 (+1)	600 (-4%)	16mo	$39,900	$67	72

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.79×
• Total profit: $54,556
• Equity at exit: $62,971

10-year hold

• IRR: 31.0%
• Equity multiple: 8.55×
• Total profit: $147,759
• Equity at exit: $135,800

Cash invested: $19,572 (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 17353

• Home prices YoY: 5.2%
• Active inventory: 20
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$15
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $258

Break-even live

Break-even rent $630

Max offer price $69,900

Occupancy floor 68%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 16 events

1. 2026-06-19
   days on market $69,900 Active 143 DOM
2. 2026-06-18
   days on market $69,900 Active 142 DOM
3. 2026-06-17
   days on market $69,900 Active 141 DOM
4. 2026-06-16
   days on market $69,900 Active 140 DOM
5. 2026-06-16
   days on market $69,900 Active 139 DOM
6. 2026-06-14
   days on market $69,900 Active 137 DOM
7. 2026-06-12
   days on market $69,900 Active 136 DOM
8. 2026-06-09
   days on market $69,900 Active 133 DOM
9. 2026-06-08
   days on market $69,900 Active 132 DOM
10. 2026-06-07
    days on market $69,900 Active 131 DOM
11. 2026-06-05
    days on market $69,900 Active 128 DOM
12. 2026-06-02
    pricedays on market $69,900 Active 126 DOM
13. 2026-06-01
    days on market $79,900 Active 125 DOM
14. 2026-05-31
    days on market $79,900 Active 124 DOM
15. 2026-05-30
    days on market $79,900 Active 123 DOM
16. 2026-01-27
    listed $79,900 Active 2170-char remark

    Show marketing remark (2170 chars)

    Tucked away on a beautiful 1-acre lot, this cute and cozy cabin has been lovingly cared for by the same family for over 30 years—and it shows. If you’ve been dreaming of the perfect weekend getaway, this is it. Located near Caledonia State Park, with Laurel Lake just up the road and Michaux State Park backing up to the campground, this spot is a nature lover’s dream. Enjoy nearby trails for ATVs and side-by-sides, quick trips to local orchards, and peaceful evenings under the trees. The circular driveway provides plenty of parking for family and friends, plus two additional spaces at the end of the drive—perfect for hosting weekend gatherings. Inside, you’ll find an open-concept layout designed for relaxing and reconnecting. The kitchen includes a cooktop stove, refrigerator, and all kitchen items, all of which convey. The dining area flows right into the main living space, making it easy to entertain or simply unwind. The living room features a wood-burning fireplace that heats the entire cabin, complemented by a ceiling fan to circulate warmth. Step out onto the screened-in deck with a bar area, where the owners loved enjoying breakfast with their grandkids or winding down with evening drinks while overlooking the campground. Upstairs is one large sleeping area that can comfortably accommodate several guests—or be divided into two rooms for added privacy. The window unit stays, and with the windows open, refreshing breezes and surrounding trees naturally keep the cabin cool. Even better? Everything is included. Just bring your clothes and groceries—this cabin is truly move-in ready. Some of the family’s favorite memories were made here: roasting marshmallows at the firepit, cooking over the open flame, and sharing quiet mornings on the deck. Now, they’re ready to pass this special place on to a new family to create their own traditions. Additional features include 410 feet of road frontage, Mountain Road runs across the back of the property, and plenty of wood available on your own land for the fireplace. Come take a look—and fall in love with this cabin the way they did.

ⓘ 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: $11,492
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$919
• − Management: −$919
• − HOA: −$180
• − Depreciation: −$2,033
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $2,591/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 · 12 photos

Fair 45/100 Moderate rehab

This cabin requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major Exterior siding — Exposed wood and weathered condition
• Moderate Windows — Old, single-pane windows
• Moderate HVAC system — Older model, possibly inefficient

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet — New carpet improves comfort and appearance
• Both Upgrade kitchen appliances — Modern appliances increase functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Exposed wood and weathered condition	Major	$15,000–50,000
Windows · Old, single-pane windows	Moderate	$3,000–15,000
HVAC system · Older model, possibly inefficient	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet — New carpet improves comfort and appearance ↑
• Both Upgrade kitchen appliances — Modern appliances increase functionality and appeal ↑

ⓘ 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 — Cashtown

• Score: 62/100
• State rank: #1329
• US rank: #16387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,745

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4% Other Asian/Pacific 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: ▲ 15.28%
• Current HPI: 307.9862
• 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

1 event — show timeline

• 2026-01-27 Listed $79,900 BRIGHT MLS