11559 South Mountain Rd · Mont Alto, PA 17261

$116,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily · 21 Days on market

Built 1972 Fair condition 0.71 ac lot $111/sqft · 39% below area Est $189k · 39% under

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Why this score? — see what drove the C 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy the ease of one-level living in this charming rustic doublewide, perfect for those seeking comfort and affordability. Featuring a cozy woodstove, this home offers an atmosphere ideal for relaxing evenings. The enclosed porch is perfect for enjoying your morning coffee or unwinding at the end of the day. Situated on a generous lot, there’s ample outdoor space for gardening, entertaining, or simply enjoying the surroundings. An attached garage and additional carport provide convenient parking and storage options. Why rent when you can own? This property is a fantastic opportunity to make homeownership a reality!

Key facts

• 0.71 acre lot
• 2 parking spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $70 ($837/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 $110k (4.9% below list).
• Recommended offer: $110k (4.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#656 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: 1 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($802 loan paydown + $3k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,300 (4.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — 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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $189,321
• List price: $116,000
• Delta: -38.73%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11161 S Mountain Rd	0.28mi	3/1.0 (+1)	1,125 (+8%)	17mo	$199,900	$178	55
4531 Cold Springs Rd	0.69mi	3/1.0 (+1)	1,027 (-2%)	10mo	$474,900	$462	52

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

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.57×
• Total profit: $18,431
• Equity at exit: $52,159

10-year hold

• IRR: 12.3%
• Equity multiple: 2.83×
• Total profit: $59,431
• Equity at exit: $80,383

Cash invested: $32,480 (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 17261

• Active inventory: 1
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,740/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $70

Break-even live

Break-even rent $1,015

Max offer price $116,000

Occupancy floor 89%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Pending 629-char remark

   Show marketing remark (629 chars)

   Enjoy the ease of one-level living in this charming rustic doublewide, perfect for those seeking comfort and affordability. Featuring a cozy woodstove, this home offers an atmosphere ideal for relaxing evenings. The enclosed porch is perfect for enjoying your morning coffee or unwinding at the end of the day. Situated on a generous lot, there’s ample outdoor space for gardening, entertaining, or simply enjoying the surroundings. An attached garage and additional carport provide convenient parking and storage options. Why rent when you can own? This property is a fantastic opportunity to make homeownership a reality!

2. 2026-04-24
   listed $124,900 Active 629-char remark

   Show marketing remark (629 chars)

   Enjoy the ease of one-level living in this charming rustic doublewide, perfect for those seeking comfort and affordability. Featuring a cozy woodstove, this home offers an atmosphere ideal for relaxing evenings. The enclosed porch is perfect for enjoying your morning coffee or unwinding at the end of the day. Situated on a generous lot, there’s ample outdoor space for gardening, entertaining, or simply enjoying the surroundings. An attached garage and additional carport provide convenient parking and storage options. Why rent when you can own? This property is a fantastic opportunity to make homeownership a reality!

3. 2026-04-01
   historical $124,900 629-char remark

   Show marketing remark (629 chars)

   Enjoy the ease of one-level living in this charming rustic doublewide, perfect for those seeking comfort and affordability. Featuring a cozy woodstove, this home offers an atmosphere ideal for relaxing evenings. The enclosed porch is perfect for enjoying your morning coffee or unwinding at the end of the day. Situated on a generous lot, there’s ample outdoor space for gardening, entertaining, or simply enjoying the surroundings. An attached garage and additional carport provide convenient parking and storage options. Why rent when you can own? This property is a fantastic opportunity to make homeownership a reality!

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,236
• − Mortgage interest: −$6,498
• − Property taxes: −$1,740
• − Insurance: −$580
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,375
• Taxable loss: −$1,074
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,094/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 · 1 photo

Fair 45/100 Moderate rehab

The property requires significant exterior repairs and landscaping improvements to enhance its curb appeal and overall value.

Repairs flagged

• Major HVAC condensers — Exposed and in poor condition
• Major landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Both landscaping and curb appeal — Enhances curb appeal and property value
• Both HVAC maintenance — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
HVAC condensers · Exposed and in poor condition	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both landscaping and curb appeal — Enhances curb appeal and property value ↑
• Both HVAC maintenance — Improves comfort and energy efficiency ↑

ⓘ 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: 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 — Mont Alto

• Score: 72/100
• State rank: #656
• US rank: #6404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 54% Hispanic / Latino 23% White 15% Two or more races 15%
• Hispanic origin (detail): Puerto Rican 15% Salvadoran 8%
• Languages at home: 77% English-only · Spanish 15% Chinese 8%

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: —
• Current HPI: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-24 Listed $124,900 BRIGHT MLS
• 2026-04-01 Coming Soon $124,900 BRIGHT MLS