10 Cherry Ct · New Oxford, PA 17350

$229,000

2 bd · 1.0 ba · 1,000 sqft · Other public records · 8 Days on market

Built 1984 7,841 sqft lot

---

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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy and Comforable! Great home to get started or to Downsize too. Large Family Room and Two Bedrooms on the First Floor with Full Bath. Kitchen with Dining Area! Downstairs is the Laundry and One Extra Room to use as an additional Bedroom or Recreation Room. Perfect size close to schools and shopping!

Key facts

• 7,841 sq ft lot
• Built 1984
• Listed 8 days

Property features AI

Finance

• Other: Above-grade finished area and below-grade area reported by assessor
• Financial info: Ownership is fee simple
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway
• Security: No security features provided
• Utilities: Public water; Public sewer; Cable internet available; Electric service (110 volts)
• Home design: Detached property; Above-grade finished living space; Below-grade finished and unfinished area
• Construction: Aluminum siding; Block and slab foundation; Structure built prior to or recorded by assessor (year source: Assessor)
• Exterior features: Not in a federal flood zone; Irrigation water rights

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two bedrooms on the main level; One bedroom on the lower level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heating; Wall-mounted electric cooling unit; Electric hot water
• Interior features: Full basement; Family room
• Laundry & utility: Laundry located on the lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $229k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (19.6% below list).
• Recommended offer: $184k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#944 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• 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); New Oxford Ms (math 21% / reading 54%, grade F, #292 of 512 statewide, top 58%, 601 students, 45% 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 $2k of loan paydown is wiped out by about $7k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $184,140 (19.6% 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. 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. 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?
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: 0.80% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-45,214
• Equity at exit: $34,145

10-year hold

• IRR: -13.3%
• Equity multiple: 0.22×
• Total profit: $-49,732
• Equity at exit: $19,800

Cash invested: $64,120 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$286 /mo · $3,433/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-128

Break-even live

Break-even rent $2,003

Max offer price $206,441

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-63	+0% $-128	+5% $-193	+10% $-257
Rent	-10% $-273	-5% $-200	+0% $-128	+5% $-55	+10% $18
Rate	-1.0pp $-12	-0.5pp $-69	base $-128	+0.5pp $-187	+1.0pp $-247

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-15
   statusdays on market $229,000 Pending 8 DOM
2. 2026-06-14
   days on market $229,000 Active 7 DOM
3. 2026-06-13
   days on market $229,000 Active 6 DOM
4. 2026-06-10
   days on market $229,000 Active 4 DOM
5. 2026-06-09
   days on market $229,000 Active 3 DOM
6. 2026-06-08
   days on market $229,000 Active 2 DOM
7. 2026-06-07
   remarks 305-char remark
8. 2026-06-07
   listed $229,000 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: $3,433 · $286/mo
• Projected year-2 tax: $3,526 · $294/mo
• Expected delta: +$93/yr (+$8/mo · 2.7%)

ⓘ 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: $22,097
• − Mortgage interest: −$12,828
• − Property taxes: −$3,433
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$6,662
• Taxable loss: −$5,506
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $-211/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 — New Oxford

• Score: 67/100
• State rank: #944
• US rank: #10326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

1 event — show timeline

• 2026-06-06 Listed $229,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $3,433 · +1.9% YoY. Source: county tax records.