12161 Broad St · Rouzerville, PA 17268

$174,900

2 bd · 1.0 ba · 946 sqft · Other · 28 Days on market

Built 1942 5,227 sqft lot $185/sqft · 31% below area Est $254k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment opportunity - cute home situated just outside of Waynesboro featuring 2 bedrooms, large Kitchen area, bright living room, finished attic space, replacement windows, and lovely fenced in yard. Convenient location close to shopping & restaurants.

Key facts

• 5,227 sq ft lot
• Built 1942
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (31.0% below list).
• Recommended offer: $121k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#1,013 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: employment D+, amenities F, commute F.
• Waynesboro Area SD (town): math 36% / reading 52% proficiency, ranked #283 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hooverville El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 324 students, 55% FRL); Waynesboro Area Ms (math 27% / reading 48%, grade F, #292 of 512 statewide, top 58%, 990 students, 54% FRL); Waynesboro Area Shs (math 69% / reading 24%, grade D-, #173 of 437 statewide, top 40%, 1,439 students, 47% FRL) — zoned schools average 52% FRL vs 36% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 234 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $52k; list at $175k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,728 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1942 — 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. 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?
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: 0.69% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 12.1

CMA / ARV

• ARV (median comp): $253,592
• List price: $174,900
• Delta: -31.03%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-35,195
• Equity at exit: $26,078

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-39,676
• Equity at exit: $15,122

Cash invested: $48,972 (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 17268

• Active inventory: 234
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$70 /mo · $842/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-106

Break-even live

Break-even rent $1,342

Max offer price $156,092

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-57	+0% $-106	+5% $-156	+10% $-205
Rent	-10% $-202	-5% $-154	+0% $-106	+5% $-59	+10% $-11
Rate	-1.0pp $-18	-0.5pp $-62	base $-106	+0.5pp $-152	+1.0pp $-198

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12935 Washington Twp Blvd Waynesboro, PA	2.0–3.0	1.5	1201	$933	$0.78	14d	2	0.77mi

Listing history 11 events

1. 2026-04-27
   listed $174,900 Active 283-char remark

   Show marketing remark (283 chars)

   Great starter home or investment opportunity - cute home situated just outside of Waynesboro featuring 2 bedrooms, large Kitchen area, bright living room, finished attic space, replacement windows, and lovely fenced in yard. Convenient location close to shopping & restaurants.

2. 2026-04-20
   historical $174,900 283-char remark

   Show marketing remark (283 chars)

   Great starter home or investment opportunity - cute home situated just outside of Waynesboro featuring 2 bedrooms, large Kitchen area, bright living room, finished attic space, replacement windows, and lovely fenced in yard. Convenient location close to shopping & restaurants.

3. 2007-12-13
   historical
4. 2007-09-26
   historical
5. 2007-06-13
   listed
6. 2007-06-13
   listed $139,900
7. 2002-08-09
   soldstatus $52,000
8. 2002-05-14
   historical
9. 2000-09-28
   listed $52,000
10. 1999-10-30
    historical
11. 1998-10-02
    listed

ⓘ 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: $842 · $70/mo
• Projected year-2 tax: $1,803 · $150/mo
• Expected delta: +$961/yr (+$80/mo · 114.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $14,487
• − Mortgage interest: −$9,797
• − Property taxes: −$842
• − Insurance: −$874
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$5,088
• Taxable loss: −$4,432
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $-214/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: Waynesboro Area SD
• NCES district ID: 4225110
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $50,445
• Composite: 37.79/100
• National rank: #4342
• State rank: #283 of 539 in PA

Livability — Rouzerville

• Score: 67/100
• State rank: #1013
• US rank: #11193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 56,916 people
• City population: 56
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 29,362
• Household income: $73,161
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 539.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -113.20%
• Current HPI: 189.6931
• Rent YoY: —
• 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

+236.3% since first listed

11 events — show timeline

• 2026-04-27 Listed $174,900 BRIGHT MLS
• 2026-04-20 Coming Soon $174,900 BRIGHT MLS
• 2007-12-13 Listing Removed — BRIGHT MLS
• 2007-09-26 Delisted — MRIS
• 2007-06-13 Listed $139,900 BRIGHT MLS
• 2007-06-13 Listed — MRIS
• 2002-08-09 Sold (MLS) $52,000 MRIS
• 2002-05-14 Delisted — MRIS
• 2000-09-28 Listed $52,000 MRIS
• 1999-10-30 Delisted — MRIS
• 1998-10-02 Listed — MRIS

Property tax history

+12.5%/yr

Latest (2026): $842 · +0.0% YoY. Source: county tax records.