11735 Pen Mar Rd · Washington, PA 17268

$14,500

1 bd · 1.0 ba · — sqft · Manufactured · 37 Days on market

↓ 9% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Up for sale is a mobile home on a rented lot right around the corner from everything Waynesboro PA has to offer laundry mat, post office, walmart, storage units are all walking distance. Home is 50& apos; x14& apos; has 1 large bedroom and 1 bathroom. Large lovely living room and decent size kitchen. Home has washer and dryer hookups and fairly new water heater. Plumbing is in good working order. Roof is solid no leaks. Porch was just rebuilt and is almost complete just needs a roof installed. Home uses electric baseboard heat and window ac units for air conditioning. There is a spot along the side of the home if the new owner would like to install a shed that would not be a problem

Key facts

• Rebuilt porch
• Solid roof
• Listed 37 days

Tags

• WASHER AND DRYER HOOKUPS
• FAIRLY NEW WATER HEATER
• PLUMBING IN GOOD WORKING ORDER
• SOLID ROOF
• REBUILT PORCH
• ELECTRIC BASEBOARD HEAT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $14k.

Deal economics

• At list price, monthly cash flow is $769 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (3.0% below list) — sets the bar for market timing.
• Cap rate 69.9% vs local median 2.8% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• 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.
• Market conditions: 230 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• This rent is only 18% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $100 of loan paydown is wiped out by about $435 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($14k) 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 $14,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 7.51% ✓
• Cap rate: 69.93%
• Cash-on-cash: 227.27%
• DSCR: 11.11
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 12.49×
• Total profit: $46,636
• Equity at exit: $2,162

10-year hold

• IRR: —
• Equity multiple: 26.55×
• Total profit: $103,718
• Equity at exit: $1,254

Cash invested: $4,060 (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: 1.1×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$76
• Tax from tax record: −$10 /mo · $115/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $769

Break-even live

Break-even rent $116

Max offer price $14,500

Occupancy floor 24%

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: $3,625
• Closing costs: $435
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12935 Washington Twp Blvd Waynesboro, PA	2.0–3.0	1.5	1201	$933	$0.78	12d	2	0.52mi
10727 Sunburst Gardens Dr Unit C Waynesboro, PA	2.0	2.0	—	$1,295	—	21d	1	0.86mi
10641 Sunburst Gardens Dr Unit E Waynesboro, PA	2.0	1.0	—	$1,095	—	43d	1	0.96mi

Listing history 19 events

1. 2026-06-18
   days on market $14,500 Active 37 DOM
2. 2026-06-17
   days on market $14,500 Active 36 DOM
3. 2026-06-16
   days on market $14,500 Active 35 DOM
4. 2026-06-15
   days on market $14,500 Active 34 DOM
5. 2026-06-14
   days on market $14,500 Active 32 DOM
6. 2026-06-13
   days on market $14,500 Active 31 DOM
7. 2026-06-10
   days on market $14,500 Active 29 DOM
8. 2026-06-09
   days on market $14,500 Active 28 DOM
9. 2026-06-08
   days on market $14,500 Active 27 DOM
10. 2026-06-07
    days on market $14,500 Active 26 DOM
11. 2026-06-05
    days on market $14,500 Active 23 DOM
12. 2026-06-03
    days on market $14,500 Active 22 DOM
13. 2026-06-02
    days on market $14,500 Active 21 DOM
14. 2026-06-01
    days on market $14,500 Active 20 DOM
15. 2026-05-31
    days on market $14,500 Active 19 DOM
16. 2026-05-30
    days on market $14,500 Active 18 DOM
17. 2026-05-13
    price $14,500 1224-char remark
18. 2026-05-12
    listed $16,000 Active 1224-char remark
19. 2026-05-12
    listed $20,000 Active 1510-char remark

ⓘ 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: $115 · $10/mo
• Projected year-2 tax: $172 · $14/mo
• Expected delta: +$57/yr (+$5/mo · 49.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,073
• − Mortgage interest: −$812
• − Property taxes: −$115
• − Insurance: −$72
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$422
• Taxable income: $9,559
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $6,933/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 — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rouzerville, PA
• County: Franklin County · 56,916 people
• City population: 50,348
• 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

-9.4% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $14,500 FSBO.com
• 2026-05-12 Listed $16,000 FSBO.com

Property tax history

+2.4%/yr

Latest (2026): $115 · +0.0% YoY. Source: county tax records.