112 Billerbeck St · Oxford, PA 17350

$215,000

2 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 13 Days on market

Built 1997 5,663 sqft lot Est $195k · 10% over

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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).

• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like new 2 bedroom, 1 1/2 bath end unit townhome with finished basement. Tastefully decorated with laminate flooring in kitchen and foyer area. Large main bath and 1/2 bath on 1st floor. Fenced in yard and rear deck.

Key facts

• Built 1997
• Listed 13 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Good condition
• Construction: Vinyl siding; Block foundation; Asphalt shingle roof; Estimated year built
• Exterior features: Level lot; Chain link fencing; Deck(s)

Interior

• Kitchen: Dishwasher; Single oven; Refrigerator
• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric hot water
• Interior features: Eat-in kitchen; Full basement with additional space (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $56 ($667/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 $194k (9.7% below list).
• Recommended offer: $194k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.1% in Oxford — 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 67/100 on livability (#999 in PA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D, amenities F, commute F.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: New Oxford El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 563 students, 52% FRL); Conewago Valley Intrmd Sch (math 38% / reading 57%, grade C-, #156 of 512 statewide, top 32%, 850 students, 46% FRL); New Oxford Shs (math 80% / reading 10%, grade D-, #192 of 437 statewide, top 44%, 1,249 students, 39% FRL).
• Market conditions: 54 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $151k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,208 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $194,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Commerce St	0.26mi	3/1.5 (+1)	1,152 (+3%)	5mo	$199,900	$174	74
12 Fiddler Dr	0.57mi	3/2.0 (+1)	1,144 (+2%)	6mo	$200,000	$175	58
41 Fiddler Dr	0.59mi	3/2.0 (+1)	1,140 (+2%)	13mo	$210,000	$184	52
1 Oxford Ct	0.64mi	3/2.0 (+1)	1,240 (+11%)	5mo	$190,000	$153	41
4 Oxford Ct	0.67mi	2/2.0	983 (-12%)	7mo	$169,900	$173	40

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-31,273
• Equity at exit: $32,057

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-22,570
• Equity at exit: $18,589

Cash invested: $60,200 (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 17350

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$262 /mo · $3,139/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $56

Break-even live

Break-even rent $1,872

Max offer price $215,000

Occupancy floor 92%

Sensitivity live

Price	-10% $177	-5% $116	+0% $56	+5% $-5	+10% $-66
Rent	-10% $-98	-5% $-21	+0% $56	+5% $132	+10% $209
Rate	-1.0pp $164	-0.5pp $110	base $56	+0.5pp $0	+1.0pp $-57

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-22
   pricedays on market $215,000 Active 13 DOM
2. 2026-06-18
   days on market $225,000 Active 10 DOM
3. 2026-06-17
   days on market $225,000 Active 9 DOM
4. 2026-06-16
   days on market $225,000 Active 8 DOM
5. 2026-06-15
   days on market $225,000 Active 7 DOM
6. 2026-06-14
   days on market $225,000 Active 5 DOM
7. 2026-06-13
   days on market $225,000 Active 4 DOM
8. 2026-06-10
   days on market $225,000 Active 2 DOM
9. 2026-06-09
   listed $225,000 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: $3,139 · $262/mo
• Projected year-2 tax: $3,268 · $272/mo
• Expected delta: +$129/yr (+$11/mo · 4.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,305
• − Mortgage interest: −$12,043
• − Property taxes: −$3,139
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$6,255
• Taxable loss: −$2,936
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $1,372/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: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — Oxford

• Score: 67/100
• State rank: #999
• US rank: #10995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,929
• Population (ZIP): 13,219

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -76.47%
• Current HPI: 293.6445
• 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

+49.0% since first listed

4 events — show timeline

• 2026-06-08 Listed $225,000 BRIGHT MLS
• 2006-12-19 Sold (Public Records) $151,000 Public Records
• 2006-12-18 Sold (MLS) $151,000 BRIGHT MLS
• 2006-09-14 Listed $151,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $3,139 · +1.9% YoY. Source: county tax records.