265 Two Churches Rd · Latimore, PA 17316

$139,000

1 bd · 1.0 ba · 2,980 sqft · SingleFamily · 1 Days on market

Built 1871 Good condition 1.14 ac 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 +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Set on more than an acre with sweeping views of Lake Meade, this iconic hilltop church blends historic charm with thoughtful modern updates, creating a truly exceptional property with limitless potential. Solid brick construction, intricate masonry details, a towering steeple, and a fully functional bell tower showcase its timeless craftsmanship. Inside, a welcoming foyer leads to the sanctuary with soaring 22 foot ceilings that fill the space with natural light. An upper-level office offers a quiet space for work or study. The main hall comfortably accommodates up to 100 guests, making it ideal for gatherings and events. Behind the church, a separate building provides dedicated bathroom fa

Key facts

• Sweeping views
• Historic charm
• Welcoming foyer

Tags

• SWEEPING VIEWS
• HISTORIC CHARM
• SOLID BRICK CONSTRUCTION
• INTRICATE MASONRY DETAILS
• WELCOMING FOYER
• SOARING CEILINGS

Property features AI

Exterior

• Parking: Parking lot with approximately 50 spaces; Crushed stone parking surface
• Utilities: On-site septic with holding tank; Electric service (100 Amp); Oil heating; Central A/C (electric)
• Home design: Detached structure; Two levels; Estimated effective year: 1986
• Construction: Brick construction; Stone foundation; Metal roof; Above-grade other structures present
• Exterior features: Not in a federal flood zone; No tidal water on the property

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: Two half baths on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); 100 amp electrical service
• Interior features: Estimated living area; Basement with outside entrance and partial finish

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $139k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-7 ($-80/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (13.1% below list).
• Recommended offer: $121k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bermudian Springs SD (rural): math 36% / reading 55% proficiency, ranked #238 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bermudian Springs El Sch (math 36% / reading 50%, grade F, #873 of 1,518 statewide, top 58%, 612 students, 42% FRL); Bermudian Springs Ms (math 24% / reading 49%, grade F, #307 of 512 statewide, top 61%, 548 students, 38% FRL); Bermudian Springs Hs (math 77% / reading 98%, grade A, #6 of 437 statewide, top 1%, 591 students, 29% FRL).
• Market conditions: 54 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($961 loan paydown + $136 appreciation (0.1% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1871 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,750 (13.1% 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. Built in 1871 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.90×
• Total profit: $-3,832
• Equity at exit: $41,043

10-year hold

• IRR: 3.6%
• Equity multiple: 1.39×
• Total profit: $15,152
• Equity at exit: $49,883

Cash invested: $38,920 (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 17316

• Home prices YoY: 0.0%
• Active inventory: 54
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-7

Break-even live

Break-even rent $1,216

Max offer price $138,034

Occupancy floor 96%

Sensitivity live

Price	-10% $89	-5% $41	+0% $-7	+5% $-55	+10% $-103
Rent	-10% $-102	-5% $-54	+0% $-7	+5% $41	+10% $89
Rate	-1.0pp $63	-0.5pp $29	base $-7	+0.5pp $-43	+1.0pp $-79

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   statusdays on market $139,000 Active 1 DOM
2. 2026-06-17
   days on market $139,000 Coming Soon 6 DOM
3. 2026-06-16
   days on market $139,000 Coming Soon 5 DOM
4. 2026-06-15
   days on market $139,000 Coming Soon 4 DOM
5. 2026-06-13
   days on market $139,000 Coming Soon 2 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $139,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,490
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$4,044
• Taxable loss: −$2,438
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $505/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 · 2 photos

Good 80/100 Cosmetic rehab

This historic church property is in good condition with minimal repairs needed. It offers excellent potential for both resale and rental due to its unique charm and location.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior updates — Enhances interior aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior updates — Enhances interior aesthetics and 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: Bermudian Springs SD
• NCES district ID: 4203450
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $63,162
• Composite: 40.24/100
• National rank: #3772
• State rank: #238 of 539 in PA

Livability — Latimore

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,460

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 2% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▲ 0.10%
• Current HPI: 308.5914
• 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

• 2026-06-11 Coming Soon $139,000 BRIGHT MLS