9 Hollar Dr S · Shippensburg, PA 17257

$126,900

3 bd · 2.0 ba · 1,256 sqft · SingleFamily · 650 Days on market

Built 2023 Good condition $101/sqft · 187% above area

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Condition / age +4.0/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this new 3 Bedroom 2 bath home your own, equipped with new appliances, ceiling fans and recessed lighting. The master bath has a double sink and a walk in showing. It has a utility room for your washer and dryer. Great stater home or to downsize!

Key facts

• Utility room
• Ceiling fans
• Double sink

Tags

• NEW APPLIANCES
• CEILING FANS
• RECESSED LIGHTING
• DOUBLE SINK
• WALK IN SHOWER
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $127k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.5% in Shippensburg — 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 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Shippensburg Area SD (town): math 31% / reading 52% proficiency, ranked #335 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 161 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $877 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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 650 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 650 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.22%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $44,250
• List price: $126,900
• Delta: 186.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Shippensburg Mobile Est	0.18mi	3/2.0	1,232 (-2%)	12mo	$55,000	$45	78
101 Shippensburg Mobile Est	0.18mi	3/2.0	1,078 (-14%)	10mo	$47,500	$44	60
315 Amberleigh Ln	0.57mi	3/2.0	1,276 (+2%)	14mo	$335,000	$263	60
304 Amberleigh Ln	0.52mi	3/2.0	1,385 (+10%)	2mo	$379,900	$274	57
215 Shippensburg Mobile Est	0.29mi	3/2.0	1,078 (-14%)	13mo	$52,900	$49	52
124 Shippensburg Mobile Est	0.16mi	3/1.5	1,084 (-14%)	23mo	$24,500	$23	48
400 Bronwyn Ln	0.60mi	3/2.0	1,385 (+10%)	14mo	$355,500	$257	43
313 Amberleigh Ln	0.55mi	3/2.0	1,363 (+8%)	21mo	$354,900	$260	42

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $619
• Equity at exit: $18,921

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $27,878
• Equity at exit: $10,972

Cash invested: $35,532 (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 17257

• Home prices YoY: -17.3%
• Active inventory: 161
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$665
• Tax est. 1.5%: −$159 /mo · $1,904/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $332

Break-even live

Break-even rent $1,110

Max offer price $126,900

Occupancy floor 73%

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Deerfield Ln Shippensburg, PA	3.0	2.0	1264	$1,595	$1.26	23d	1	0.34mi
735 E King St Shippensburg, PA	3.0	2.0	1664	$1,850	$1.11	43d	1	0.44mi
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	14d	1	0.84mi
401 E Neff St Shippensburg, PA	2.0	1.0	1400	$1,295	$0.93	21d	1	0.93mi
353 Farmington Dr Shippensburg, PA	3.0–4.0	2.0	1675	$1,900	$1.13	14d	1	1.32mi
9 E Burd St Unit 1 Shippensburg, PA	3.0	1.0	1400	$1,400	$1.00	43d	1	1.36mi
34 N Earl St Unit 2 Shippensburg, PA	3.0	1.0	1550	$1,350	$0.87	23d	1	1.42mi
100 Bard Dr Shippensburg, PA	2.0–4.0	1.0–2.5	1116	$1,522	$1.36	14d	6	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $126,900 Active 650 DOM
2. 2026-06-17
   days on market $126,900 Active 649 DOM
3. 2026-06-16
   days on market $126,900 Active 648 DOM
4. 2026-06-15
   days on market $126,900 Active 647 DOM
5. 2026-06-14
   days on market $126,900 Active 645 DOM
6. 2026-06-13
   days on market $126,900 Active 644 DOM
7. 2026-06-10
   days on market $126,900 Active 642 DOM
8. 2026-06-09
   days on market $126,900 Active 641 DOM
9. 2026-06-08
   days on market $126,900 Active 640 DOM
10. 2026-06-07
    days on market $126,900 Active 639 DOM
11. 2026-06-03
    days on market $126,900 Active 635 DOM
12. 2026-06-02
    days on market $126,900 Active 634 DOM
13. 2026-06-01
    days on market $126,900 Active 633 DOM
14. 2026-05-31
    days on market $126,900 Active 632 DOM
15. 2026-05-31
    days on market $126,900 Active 631 DOM
16. 2024-09-06
    listed $126,900 Active 251-char remark

    Show marketing remark (251 chars)

    Make this new 3 Bedroom 2 bath home your own, equipped with new appliances, ceiling fans and recessed lighting. The master bath has a double sink and a walk in showing. It has a utility room for your washer and dryer. Great stater home or to downsize!

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 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: $18,367
• − Mortgage interest: −$7,108
• − Property taxes: −$1,904
• − Insurance: −$634
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$3,692
• Taxable income: $2,091
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,485/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 · 5 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home is in good condition with recent updates, making it a great starter home or downsizing option.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood — Hardwood flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood — Hardwood flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience 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: Shippensburg Area SD
• NCES district ID: 4221570
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,585
• Composite: 35.42/100
• National rank: #4938
• State rank: #335 of 539 in PA

Livability — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 29,204
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 29,204
• Household income: $71,181
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 855.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · German/W. Germanic 5% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.12%
• Current HPI: 297.1586
• Rent YoY: —
• Metro: Harrisburg-Carlisle, 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

• 2024-09-06 Listed $126,900 BRIGHT MLS