139 W Second St · Waynesboro, PA 17268

$130,000

3 bd · 1.0 ba · 942 sqft · Townhouse · 19 Days on market

Built 1920 1,742 sqft lot Est $140k · 7% under

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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 +26.9/30.0
• ARV discount +10.8/15.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OPPORTUNITY! This 3 bedroom 1 bath townhouse features: living room; dining room; kitchen with decent cabinets; 2 bedrooms on second floor; full bath with tub-shower; finished attic/3rd bedroom; main floor laundry; back porch; back yard; updated gas furnace; updated water heater; replacement windows; inexpensive property taxes; and more. Conveniently location in the Borough of Waynesboro.

Key facts

• Finished attic
• Living room
• Main floor laundry

Tags

• LIVING ROOM
• DINING ROOM
• KITCHEN WITH DECENT CABINETS
• FINISHED ATTIC
• MAIN FLOOR LAUNDRY
• BACK PORCH

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Pets allowed with no pet restrictions

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas heating fuel; Electric hot water; 100 Amp electric service with circuit breakers
• Home design: End of row/townhouse; Estimated year built
• Construction: Vinyl siding; Stone foundation; Architectural shingle roof; Double-hung replacement double-pane windows
• Exterior features: Rear yard; Rear fencing; Porch(es)

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Attic; Tub with shower; Carpeted areas; Dining area; Formal separate dining room
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.8% in Waynesboro — 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 78/100 on livability (#280 in PA, #2,482 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, 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: Waynesboro Area Shs (math 69% / reading 24%, grade D-, #173 of 437 statewide, top 40%, 1,439 students, 47% FRL).
• Market conditions: 230 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 1.14% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $140,358
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
286 W Second St	0.18mi	2/1.0 (-1)	1,008 (+7%)	8mo	$136,375	$135	69
113 E North St	0.46mi	2/1.5 (-1)	936 (-1%)	11mo	$165,000	$176	62
290 W 2nd St #19	0.18mi	2/1.0 (-1)	1,082 (+15%)	5mo	$120,000	$111	58
276 W W Second St #276	0.17mi	2/1.0 (-1)	1,008 (+7%)	21mo	$125,000	$124	58
284 W Second St	0.18mi	2/1.0 (-1)	1,008 (+7%)	23mo	$113,500	$113	56
272 W Second St	0.16mi	2/1.0 (-1)	828 (-12%)	16mo	$123,500	$149	54
273 Park St	0.30mi	3/1.0	1,039 (+10%)	21mo	$185,000	$178	51
618 W Third St #71	0.69mi	2/2.0 (-1)	1,020 (+8%)	24mo	$259,900	$255	25

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,831
• Equity at exit: $19,383

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $30,990
• Equity at exit: $11,240

Cash invested: $36,400 (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: 230
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $360

Break-even live

Break-even rent $1,027

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 E North St Unit 2 Waynesboro, PA	2.0	1.0	750	$1,080	$1.44	13d	1	0.41mi

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 19 DOM
2. 2026-06-17
   pricedays on market $130,000 Active 18 DOM
3. 2026-06-16
   days on market $140,000 Active 17 DOM
4. 2026-06-15
   days on market $140,000 Active 16 DOM
5. 2026-06-14
   days on market $140,000 Active 14 DOM
6. 2026-06-13
   days on market $140,000 Active 13 DOM
7. 2026-06-10
   days on market $140,000 Active 11 DOM
8. 2026-06-09
   days on market $140,000 Active 10 DOM
9. 2026-06-08
   days on market $140,000 Active 9 DOM
10. 2026-06-07
    days on market $140,000 Active 8 DOM
11. 2026-06-05
    days on market $140,000 Active 5 DOM
12. 2026-06-03
    days on market $140,000 Active 4 DOM
13. 2026-06-02
    days on market $140,000 Active 3 DOM
14. 2026-06-01
    days on market $140,000 Active 2 DOM
15. 2026-05-30
    remarks 401-char remark
16. 2026-05-30
    listed $140,000 Active 1 DOM

ⓘ 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: $903 · $75/mo
• Projected year-2 tax: $1,478 · $123/mo
• Expected delta: +$576/yr (+$48/mo · 63.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 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: $17,789
• − Mortgage interest: −$7,282
• − Property taxes: −$903
• − Insurance: −$650
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$3,782
• Taxable income: $2,326
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,762/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 — Waynesboro

• Score: 78/100
• State rank: #280
• US rank: #2482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, PA
• County: Franklin County · 56,916 people
• City population: 29,362
• 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

1 event — show timeline

• 2026-05-30 Listed $140,000 BRIGHT MLS

Property tax history

+10.1%/yr

Latest (2026): $903 · +0.0% YoY. Source: county tax records.