54 Clayton Ave · Waynesboro, PA 17268

$265,000

4 bd · 1.5 ba · 2,551 sqft · Other · 28 Days on market

Built 1917 5,227 sqft lot $104/sqft · 10% below area Est $293k · 10% 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 +13.7/30.0
• ARV discount +11.8/15.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

With its great location on Clayton Ave, this spacious Victorian home is sure to meet all your needs. Aesthetically, the home still captures the 1930s era with arched entryways, tall ceilings, hardwoods, original trim work, and more. However, this home also offers modern conveniences like central air conditioning, updated vinyl windows, 200amp breaker box, and more. Offering over 2500 finished sq ft above grade and a couple finished sq ft below grade too, there is plenty of room for everyone to spread out and enjoy their own spaces! The main level features a foyer entryway, living room, siting room, dining room, kitchen, laundry room with pantry space, and half bath. Hardwood floors run bene

Key facts

• Original trim work
• Tall ceilings
• Hardwoods

Tags

• GREAT LOCATION ON CLAYTON AVE
• ARCHED ENTRYWAYS
• TALL CEILINGS
• HARDWOODS
• ORIGINAL TRIM WORK
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Detached garage (1 car); Two off-street parking spaces; Crushed stone parking surface; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water
• Home design: Detached structure; Estimated year built
• Construction: Vinyl siding; Stone and brick/mortar foundation; Architectural shingle and metal roof
• Exterior features: Porches; Balcony; Decorative and privacy fencing

Interior

• Kitchen: Electric oven/range; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on first upper level; One bedroom on second upper level
• Flooring: Hardwood; Carpet
• Bathrooms: One full bathroom (upper levels); One half bathroom (main level)
• Heating & cooling: Forced air heating; Electric baseboard heating; Oil heating fuel; Central air conditioning
• Interior features: Attic; Breakfast area; Ceiling fans; Dining area; Wood floors
• Laundry & utility: Laundry on main floor; Basement with interior access, outside entrance and walkout level; Basement partially finished with workshop area

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-45 ($-537/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (20.0% below list).
• Recommended offer: $212k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Waynesboro — 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 78/100 on livability (#280 in PA, #2,482 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, commute F.
• Waynesboro Area SD (town): math 36% / reading 52% proficiency, ranked #283 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesboro Area Shs (math 69% / reading 24%, grade D-, #173 of 437 statewide, top 40%, 1,439 students, 47% FRL).
• Market conditions: 230 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 35% of the median local income ($73k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $100k; list at $265k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,101 (20.0% 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (median comp): $292,828
• List price: $265,000
• Delta: -9.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-45,826
• Equity at exit: $39,512

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-43,719
• Equity at exit: $22,912

Cash invested: $74,200 (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 17268

• Active inventory: 230
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-45

Break-even live

Break-even rent $2,178

Max offer price $257,100

Occupancy floor 97%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Philadelphia Ave Waynesboro, PA	3.0	3.0	1985	$2,200	$1.11	43d	1	0.40mi
457 Frick Ave Waynesboro, PA	3.0	2.5	2193	$2,200	$1.00	20d	1	1.16mi
12435 Jackson Ave Unit 12441 Waynesboro, PA	3.0	2.5	1900	$1,995	$1.05	43d	1	1.32mi
12441 Jackson Ave Waynesboro, PA	3.0	2.5	1900	$1,995	$1.05	43d	1	1.32mi

Listing history 10 events

1. 2026-06-08
   status $265,000 Pending 28 DOM
2. 2026-06-07
   days on market $265,000 Active 28 DOM
3. 2026-06-05
   days on market $265,000 Active 25 DOM
4. 2026-06-03
   days on market $265,000 Active 24 DOM
5. 2026-06-03
   status $265,000 Active 23 DOM
6. 2026-05-14
   price $265,000 1602-char remark
7. 2026-04-27
   listed $272,500 Active 1602-char remark
8. 2001-08-31
   soldstatus $99,999
9. 2001-06-28
   historical
10. 2001-06-05
    listed $99,900

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $3,016 · $251/mo
• Expected delta: +$1,171/yr (+$98/mo · 63.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 17 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: $25,452
• − Mortgage interest: −$14,844
• − Property taxes: −$1,845
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,709
• Taxable loss: −$5,141
• Est. tax savings @ 24.0%: +$1,234
• After-tax cash flow: $697/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: Waynesboro Area SD
• NCES district ID: 4225110
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $50,445
• Composite: 37.79/100
• National rank: #4342
• State rank: #283 of 539 in PA

Livability — Waynesboro

• Score: 78/100
• State rank: #280
• US rank: #2482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, PA
• County: Franklin County · 56,916 people
• City population: 29,362
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 29,362
• Household income: $73,161
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 539.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -113.20%
• Current HPI: 189.6931
• Rent YoY: —
• 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

+165.3% since first listed

8 events — show timeline

• 2026-06-07 Pending — BRIGHT MLS
• 2026-06-02 Relisted — BRIGHT MLS
• 2026-05-20 Contingent — BRIGHT MLS
• 2026-05-14 Price Changed $265,000 BRIGHT MLS
• 2026-04-27 Listed $272,500 BRIGHT MLS
• 2001-08-31 Sold (MLS) $99,999 MRIS
• 2001-06-28 Delisted — MRIS
• 2001-06-05 Listed $99,900 MRIS

Property tax history

+10.1%/yr

Latest (2026): $1,845 · +0.0% YoY. Source: county tax records.