2581 Old Harrisburg Rd · Gettysburg, PA 17325

$67,770

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 10 Days on market

Built 1991 $54/sqft · 75% below area ↓ 15% 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 +4.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained single-wide mobile home offering 3 bedrooms and 1 full bathroom. The seller has lovingly cared for this home and completed numerous upgrades throughout her ownership, making it truly move-in ready. You’ll appreciate the pride of ownership and thoughtful improvements found inside. Conveniently located in Straban Township within the Gettysburg Area School District, this home offers comfort, value, and a great location. Schedule your showing today!

Key facts

• Extra storage
• One floor living
• 2 parking spots

Tags

• ONE FLOOR LIVING
• EXTRA STORAGE

Property features AI

Finance

• Other: Property manager present
• Financial info: Ground rent paid monthly ($550); Annual ground rent listed in income/expense information

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home
• Construction: Vinyl siding
• Exterior features: Ground rent exists (monthly payment of $550); Not in a federal flood zone; Pets allowed (dogs and cats OK)

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate plank flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump with electric backup; Ductless / mini-split cooling; Electric hot water
• Interior features: Basement present (other type); Living area reported from assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 18.2% vs local median 2.0% in Gettysburg — 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 87/100 on livability (#45 in PA, #253 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment D.
• Gettysburg Area SD (rural): math 46% / reading 60% proficiency, ranked #132 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 318 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $468 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $67,770

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. 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?
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: 2.07% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.39%
• DSCR: 2.89
• GRM: 4.0

CMA / ARV

• ARV (median comp): $199,629
• List price: $67,770
• Delta: -74.95%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.1%
• Equity multiple: 2.67×
• Total profit: $31,715
• Equity at exit: $10,105

10-year hold

• IRR: 45.5%
• Equity multiple: 5.35×
• Total profit: $82,606
• Equity at exit: $5,860

Cash invested: $18,976 (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 17325

• Home prices YoY: -22.4%
• Active inventory: 318
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$355
• Tax from tax record: −$56 /mo · $676/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $670

Break-even live

Break-even rent $557

Max offer price $67,770

Occupancy floor 47%

Sensitivity live

Price	-10% $709	-5% $689	+0% $670	+5% $651	+10% $632
Rent	-10% $559	-5% $615	+0% $670	+5% $726	+10% $781
Rate	-1.0pp $704	-0.5pp $688	base $670	+0.5pp $653	+1.0pp $635

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: $16,942
• Closing costs: $2,033
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 York St Unit 4 Gettysburg, PA	2.0	1.5	1000	$1,300	$1.30	14d	1	0.19mi
140 Carlisle St Gettysburg, PA	2.0	1.0–2.0	887	$1,162	$1.31	4d	1	0.37mi
802 Sunset Ave Gettysburg, PA	3.0	1.5	1116	$1,950	$1.75	44d	1	0.84mi
1115 York Rd Gettysburg, PA	1.0–2.0	1.0–2.0	1186	$1,870	$1.58	13d	20	1.46mi

Listing history 21 events

1. 2026-06-21
   days on market $67,770 Active 10 DOM
2. 2026-06-19
   days on market $67,770 Active 8 DOM
3. 2026-06-18
   days on market $67,770 Active 7 DOM
4. 2026-06-17
   days on market $67,770 Active 6 DOM
5. 2026-06-16
   days on market $67,770 Active 5 DOM
6. 2026-06-16
   days on market $67,770 Active 4 DOM
7. 2026-06-14
   days on market $67,770 Active 2 DOM
8. 2026-06-12
   pricedays on marketlisting id $67,770 Active 1 DOM
9. 2026-06-09
   days on market $50,000 Active 144 DOM
10. 2026-06-08
    days on market $50,000 Active 143 DOM
11. 2026-06-07
    days on market $50,000 Active 142 DOM
12. 2026-06-05
    days on market $50,000 Active 139 DOM
13. 2026-06-02
    days on market $50,000 Active 137 DOM
14. 2026-06-01
    days on market $50,000 Active 136 DOM
15. 2026-05-31
    days on market $50,000 Active 135 DOM
16. 2026-05-30
    days on market $50,000 Active 134 DOM
17. 2026-05-09
    price $50,000 494-char remark

    Show marketing remark (494 chars)

    Welcome to this beautifully maintained single-wide mobile home offering 3 bedrooms and 1 full bathroom. The seller has lovingly cared for this home and completed numerous upgrades throughout her ownership, making it truly move-in ready. You’ll appreciate the pride of ownership and thoughtful improvements found inside. Conveniently located in Straban Township within the Gettysburg Area School District, this home offers comfort, value, and a great location. Schedule your showing today!

18. 2026-02-27
    price $60,000 494-char remark

    Show marketing remark (494 chars)

    Welcome to this beautifully maintained single-wide mobile home offering 3 bedrooms and 1 full bathroom. The seller has lovingly cared for this home and completed numerous upgrades throughout her ownership, making it truly move-in ready. You’ll appreciate the pride of ownership and thoughtful improvements found inside. Conveniently located in Straban Township within the Gettysburg Area School District, this home offers comfort, value, and a great location. Schedule your showing today!

19. 2026-02-13
    price $75,000 494-char remark

    Show marketing remark (494 chars)

    Welcome to this beautifully maintained single-wide mobile home offering 3 bedrooms and 1 full bathroom. The seller has lovingly cared for this home and completed numerous upgrades throughout her ownership, making it truly move-in ready. You’ll appreciate the pride of ownership and thoughtful improvements found inside. Conveniently located in Straban Township within the Gettysburg Area School District, this home offers comfort, value, and a great location. Schedule your showing today!

20. 2026-01-17
    listed $80,000 Active 494-char remark

    Show marketing remark (494 chars)

    Welcome to this beautifully maintained single-wide mobile home offering 3 bedrooms and 1 full bathroom. The seller has lovingly cared for this home and completed numerous upgrades throughout her ownership, making it truly move-in ready. You’ll appreciate the pride of ownership and thoughtful improvements found inside. Conveniently located in Straban Township within the Gettysburg Area School District, this home offers comfort, value, and a great location. Schedule your showing today!

21. 2026-01-16
    historical $80,000 494-char remark

    Show marketing remark (494 chars)

    Welcome to this beautifully maintained single-wide mobile home offering 3 bedrooms and 1 full bathroom. The seller has lovingly cared for this home and completed numerous upgrades throughout her ownership, making it truly move-in ready. You’ll appreciate the pride of ownership and thoughtful improvements found inside. Conveniently located in Straban Township within the Gettysburg Area School District, this home offers comfort, value, and a great location. Schedule your showing today!

ⓘ 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: $676 · $56/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$198/yr (+$16/mo · 29.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,865
• − Mortgage interest: −$3,796
• − Property taxes: −$676
• − Insurance: −$339
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$1,971
• Taxable income: $7,384
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $6,272/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: Gettysburg Area SD
• NCES district ID: 4210710
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $58,451
• Composite: 46.03/100
• National rank: #2526
• State rank: #132 of 539 in PA

Livability — Gettysburg

• Score: 87/100
• State rank: #45
• US rank: #253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gettysburg, PA
• County: Adams County · 30,373 people
• City population: 30,373
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

-15.3% since first listed

6 events — show timeline

• 2026-06-11 Listed $67,770 BRIGHT MLS
• 2026-05-09 Price Changed $50,000 BRIGHT MLS
• 2026-02-27 Price Changed $60,000 BRIGHT MLS
• 2026-02-13 Price Changed $75,000 BRIGHT MLS
• 2026-01-17 Listed $80,000 BRIGHT MLS
• 2026-01-16 Coming Soon $80,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $676 · +0.7% YoY. Source: county tax records.