1015 Byers Ave · Chambersburg, PA 17201

$209,500

3 bd · 1.5 ba · 1,360 sqft · Townhouse · 7 Days on market

Built 1969 2,614 sqft lot Est $238k · 12% under

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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 +14.1/30.0
• ARV discount +12.9/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TOWNHOUSE in a GREAT LOCATION! 3 bedroom, 1.5 bath, living room, dining room, equipped kitchen, partially finished basement, sun room, 2 off-street parking spaces. NO SUNDAY SHOWINGS

Key facts

• Enclosed rear porch
• Built 1969
• Listed 7 days

Tags

• PARTIALLY FINISHED BASEMENT
• ENCLOSED REAR PORCH
• SHARED OPEN GREEN SPACE
• PARK-LIKE COMMON AREAS

Property features AI

Exterior

• Parking: On-street parking; Alley access
• Utilities: Public water; Public sewer; 200+ amp electric service; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (on upper level); One half bathroom (on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Partially finished basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $187k (10.5% below list).
• Recommended offer: $187k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Chambersburg — 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 74/100 on livability (#530 in PA, #4,894 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D, employment D.
• Chambersburg Area SD (other): math 26% / reading 48% proficiency, ranked #383 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Falling Spring El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 284 students, 55% FRL); Chambersburg Area Ms - South (math 17% / reading 45%, grade F, #374 of 512 statewide, top 73%, 1,054 students, 69% FRL); Chambersburg Area Shs (math 46% / reading 10%, grade F, #362 of 437 statewide, top 83%, 2,348 students, 60% FRL) — zoned schools average 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 164 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% of comp listings sitting > 30 days — soft ceiling on asking rent; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• This rent runs 37% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $140k; 50% 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 $187,483 (10.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.89% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $238,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 William Penn Dr	0.11mi	3/—	1,280 (-6%)	1mo	$217,500	$170	85
710 Cumberland Ave	0.08mi	3/1.5	1,460 (+7%)	4mo	$225,000	$154	80
53 Sanibel Ln	0.20mi	3/1.5	1,287 (-5%)	13mo	$265,000	$206	71
317 Mckinley St E	0.66mi	3/1.0	1,368 (+1%)	3mo	$192,000	$140	63
1212 Brandon Dr	0.23mi	2/1.5 (-1)	1,194 (-12%)	5mo	$240,000	$201	60
1200 Brandon Dr	0.26mi	2/1.5 (-1)	1,204 (-12%)	8mo	$230,000	$191	58
947 Geyer Dr	0.41mi	2/2.0 (-1)	1,300 (-4%)	11mo	$254,000	$195	58
305 E Mckinley St	0.67mi	3/1.0	1,368 (+1%)	13mo	$187,500	$137	55
775 Fairground Ave	0.73mi	3/2.0	1,355 (-0%)	16mo	$165,000	$122	50
1083 Westgate Dr	0.34mi	3/2.5	1,528 (+12%)	13mo	$267,000	$175	48
877 Geyer Dr	0.42mi	2/2.0 (-1)	1,192 (-12%)	9mo	$247,000	$207	45
257 E Garfield St	0.67mi	3/1.5	1,215 (-11%)	12mo	$155,000	$128	41

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 · 4.37% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.50×
• Total profit: $-29,308
• Equity at exit: $31,237

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-11,783
• Equity at exit: $18,114

Cash invested: $58,660 (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 17201

• Home prices YoY: -20.3%
• Rents YoY: 4.4%
• Active inventory: 164
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,875 high
• Mortgage (P&I): −$1,099
• Tax from tax record: −$264 /mo · $3,167/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $31

Break-even live

Break-even rent $1,835

Max offer price $209,500

Occupancy floor 93%

Sensitivity live

Price	-10% $150	-5% $91	+0% $31	+5% $-28	+10% $-87
Rent	-10% $-117	-5% $-43	+0% $31	+5% $105	+10% $179
Rate	-1.0pp $137	-0.5pp $85	base $31	+0.5pp $-23	+1.0pp $-78

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: $52,375
• Closing costs: $6,285
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
871 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.81mi
829 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.82mi
825 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.82mi
801 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$1,950	$1.20	45d	1	0.84mi
824 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$2,050	$1.26	45d	1	0.85mi
804 Rising Sun Ln Chambersburg, PA	4.0	2.5	1625	$2,050	$1.26	45d	1	0.86mi
902 Setting Sun Ln Chambersburg, PA	4.0	2.5	1625	$2,050	$1.26	45d	1	0.90mi
1121 Progress Rd Chambersburg, PA	3.0	1.5	1376	$1,650	$1.20	45d	1	1.05mi
548 Nelson St Chambersburg, PA	3.0	1.0	1290	$1,500	$1.16	45d	1	1.06mi
330 Parkwood Dr Chambersburg, PA	2.0	2.0	1841	$2,300	$1.25	45d	1	1.24mi
74 Kelhigh Dr Chambersburg, PA	3.0	2.0–2.5	2050	$2,100	$1.02	15d	21	1.26mi
9 Delano Dr Chambersburg, PA	3.0	2.5	1860	$2,195	$1.18	45d	1	1.43mi

Listing history 6 events

1. 2026-06-15
   status $209,500 Pending 7 DOM
2. 2026-06-15
   days on market $209,500 Active 7 DOM
3. 2026-06-14
   days on market $209,500 Active 5 DOM
4. 2026-06-12
   days on market $209,500 Active 4 DOM
5. 2026-06-09
   remarks 697-char remark
6. 2026-06-09
   listed $209,500 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: $3,167 · $264/mo
• Projected year-2 tax: $3,239 · $270/mo
• Expected delta: +$72/yr (+$6/mo · 2.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $22,498
• − Mortgage interest: −$11,735
• − Property taxes: −$3,167
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$6,095
• Taxable loss: −$3,146
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,130/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: Chambersburg Area SD
• NCES district ID: 4205550
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $52,666
• Composite: 32.17/100
• National rank: #5787
• State rank: #383 of 539 in PA

Livability — Chambersburg

• Score: 74/100
• State rank: #530
• US rank: #4894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chambersburg, PA
• County: Franklin County · 56,916 people
• City population: 27,554
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 27,554
• Household income: $61,234
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1306.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Black 8% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Dominican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 85% English-only · Spanish 13% French/Haitian/Cajun 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: ▼ -63.07%
• Current HPI: 247.913
• Rent YoY: ▲ 4.37%
• Metro: Chambersburg-Waynesboro, 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

+90.6% since first listed

9 events — show timeline

• 2026-06-08 Listed $209,500 BRIGHT MLS
• 2019-07-09 Sold (Public Records) $140,000 Public Records
• 2014-02-04 Sold (Public Records) $109,900 Public Records
• 2014-01-31 Sold (MLS) $109,900 MRIS
• 2014-01-31 Sold (MLS) $109,900 BRIGHT MLS
• 2013-12-10 Delisted — MRIS
• 2013-12-10 Listing Removed — BRIGHT MLS
• 2013-07-15 Listed $109,900 MRIS
• 2013-07-15 Listed $109,900 BRIGHT MLS

Property tax history

+11.9%/yr

Latest (2026): $3,167 · +2.0% YoY. Source: county tax records.