1685 Liberty Dr · Marion, PA 17202

$70,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 253 Days on market

Built 2002 Fair condition ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1685 Liberty Drive, Chambersburg, Pa - As you enter the front door, you'll be welcomed into an open-concept great room filled with natural light and plenty of space--flowing seamlessly into a spacious eat-in-kitchen with a bump out room perfect for those needing storage. To the left of the kitchen, you'll find the primary bedroom, complete with a full bathroom. There is a large laundry/mud room just off your rear driveway entrance. Looking for privacy? This home sits on a wooded lot, giving you the peaceful setting you've been searching for in a manufactured community. M Must have 24-hour notice to show. Must be park approved. This is a great home to customize to your liking! Sel

Key facts

• Wooded lot
• Bump out room
• Peaceful setting

Tags

• OPEN-CONCEPT GREAT ROOM
• SPACIOUS EAT-IN-KITCHEN
• BUMP OUT ROOM
• LARGE LAUNDRY MUD ROOM
• WOODED LOT
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.6% vs local median 2.6% in Marion — 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 63/100 on livability (#1,248 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, employment B+; Watch: schools F, amenities F, commute F.
• Tuscarora SD (rural): math 28% / reading 53% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 224 active listings in the ZIP; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.60% ✓
• Cap rate: 22.65%
• Cash-on-cash: 58.40%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $287,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1685 Liberty Dr	0.00mi	3/2.0	1,344 (0%)	1mo	$70,000	$52	99
4307 Percy Ave	0.21mi	3/2.0	1,352 (+1%)	3mo	$308,500	$228	86
3746 Percy Ave	0.30mi	3/2.5	1,398 (+4%)	1mo	$329,900	$236	77
3607 Hickory Ct	0.27mi	3/2.5	1,404 (+4%)	3mo	$329,900	$235	76
4106 Percy Ave	0.16mi	3/2.0	1,398 (+4%)	15mo	$299,900	$215	74
4421 Percy Ave	0.29mi	3/2.5	1,398 (+4%)	7mo	$329,500	$236	72
4080 Dixie Ave #4080	0.35mi	3/1.0	1,304 (-3%)	4mo	$239,900	$184	71
3955 Percy Ave	0.25mi	3/2.0	1,398 (+4%)	13mo	$295,000	$211	71
4402 Shatzer St	0.43mi	3/1.0	1,372 (+2%)	4mo	$283,000	$206	69
3728 Percy Ave	0.30mi	3/2.0	1,423 (+6%)	12mo	$289,900	$204	66
1224 Hade Rd	0.44mi	2/1.0 (-1)	1,298 (-3%)	5mo	$185,000	$143	60
Percy Ave	0.28mi	3/2.5	1,423 (+6%)	21mo	$304,000	$214	58

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: 57.0%
• Equity multiple: 3.52×
• Total profit: $49,440
• Equity at exit: $10,437

10-year hold

• IRR: 61.9%
• Equity multiple: 7.19×
• Total profit: $121,396
• Equity at exit: $6,052

Cash invested: $19,600 (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 17202

• Home prices YoY: -26.1%
• Active inventory: 224
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,820 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $954

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,002	-5% $978	+0% $954	+5% $930	+10% $906
Rent	-10% $810	-5% $882	+0% $954	+5% $1,026	+10% $1,098
Rate	-1.0pp $989	-0.5pp $972	base $954	+0.5pp $936	+1.0pp $917

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-03-28
   status Active
3. 2026-03-06
   status Pending
4. 2025-10-31
   price $70,000
5. 2025-07-20
   listed $80,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,838
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$2,036
• Taxable income: $10,987
• Est. tax owed @ 24.0%: −$2,637
• After-tax cash flow: $8,810/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 · 13 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, particularly to the exterior siding and landscaping. Painting and landscaping improvements can significantly enhance its resale and rental value.

Repairs flagged

• Major Siding — The siding is weathered and peeling, indicating significant damage.
• Major Landscaping — The landscaping is overgrown with weeds and shrubs, requiring trimming and maintenance.

Value-add opportunities

• Resale Painting the exterior — Painting the exterior can significantly improve the home's curb appeal and resale value.
• Rental Landscaping — A well-maintained and aesthetically pleasing landscape can attract more renters and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · The siding is weathered and peeling, indicating significant damage.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown with weeds and shrubs, requiring trimming and maintenance.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Painting the exterior — Painting the exterior can significantly improve the home's curb appeal and resale value. ↑
• Rental Landscaping — A well-maintained and aesthetically pleasing landscape can attract more renters and increase rental value. ↑

ⓘ 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: Tuscarora SD
• NCES district ID: 4222740
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $54,293
• Composite: 35.22/100
• National rank: #4983
• State rank: #338 of 539 in PA

Livability — Marion

• Score: 63/100
• State rank: #1248
• US rank: #14994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 682
• Population (ZIP): 32,772

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Polish 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

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: ▼ -81.86%
• Current HPI: 232.0695
• 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

-12.5% since first listed

5 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-03-28 Relisted — BRIGHT MLS
• 2026-03-06 Pending — BRIGHT MLS
• 2025-10-31 Price Changed $70,000 BRIGHT MLS
• 2025-07-20 Listed $80,000 BRIGHT MLS