102 3rd St E · Waynesboro, PA 17268

$175,000

5 bd · 2.0 ba · 2,867 sqft · Other · 27 Days on market

Built 1892 8,712 sqft lot ↓ 13% since listing

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Why this score? — see what drove the C 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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

Key facts

• Brick home
• 8,712 sq ft lot
• Garage

Tags

• BRICK HOME
• GENEROUS LIVING SPACES
• TIMELESS BRICK CONSTRUCTION

Property features AI

Finance

• Other: Fee simple ownership; Pets allowed with no restrictions

Exterior

• Parking: Attached front-entry garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Estimated year built
• Construction: Brick construction; Block foundation; Shingle roof
• Exterior features: Above-grade other structures; Not in a federal flood zone; Public water and sewer available

Interior

• Kitchen: Dishwasher
• Bedrooms: Five bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Electric hot water
• Interior features: Tub with shower; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Fairview Avenue El Sch (math 31% / reading 52%, grade F, #927 of 1,518 statewide, top 61%, 620 students, 70% FRL); Waynesboro Area Ms (math 27% / reading 48%, grade F, #292 of 512 statewide, top 58%, 990 students, 54% FRL); Waynesboro Area Shs (math 69% / reading 24%, grade D-, #173 of 437 statewide, top 40%, 1,439 students, 47% FRL) — zoned schools average 57% FRL vs 36% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 230 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• This rent runs 32% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 22y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1892 — 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. 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.85%
• DSCR: 1.30
• GRM: 7.5

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-10,493
• Equity at exit: $26,093

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $14,033
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$269 /mo · $3,226/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $280

Break-even live

Break-even rent $1,594

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $379	-5% $329	+0% $280	+5% $230	+10% $180
Rent	-10% $126	-5% $203	+0% $280	+5% $356	+10% $433
Rate	-1.0pp $368	-0.5pp $324	base $280	+0.5pp $234	+1.0pp $188

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $175,000 Active 27 DOM
2. 2026-06-17
   days on market $175,000 Active 26 DOM
3. 2026-06-16
   price $175,000 Active 25 DOM
4. 2026-06-16
   days on market $185,000 Active 25 DOM
5. 2026-06-15
   days on market $185,000 Active 24 DOM
6. 2026-06-14
   days on market $185,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $185,000 Active 21 DOM
8. 2026-06-10
   days on market $200,000 Active 19 DOM
9. 2026-06-09
   days on market $200,000 Active 18 DOM
10. 2026-06-08
    days on market $200,000 Active 17 DOM
11. 2026-06-07
    days on market $200,000 Active 16 DOM
12. 2026-06-05
    days on market $200,000 Active 13 DOM
13. 2026-06-03
    days on market $200,000 Active 12 DOM
14. 2026-06-02
    days on market $200,000 Active 11 DOM
15. 2026-06-01
    days on market $200,000 Active 10 DOM
16. 2026-05-31
    days on market $200,000 Active 9 DOM
17. 2026-05-30
    days on market $200,000 Active 8 DOM
18. 2026-05-22
    listed $200,000 Active
19. 2017-01-26
    soldstatus $85,000 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

20. 2017-01-26
    soldstatus $85,000 Sold 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

21. 2017-01-19
    status Contract 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

22. 2016-12-28
    status Active 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

23. 2016-11-28
    status Contract 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

24. 2016-08-30
    price $92,900 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

25. 2016-08-10
    listed $99,900 Active 402-char remark

    Show marketing remark (402 chars)

    Large colonial with original details in the hardware and woodwork, 9ft ceilings. 3 finished levels. First level: kitchen with sun lite breakfast room, formal dining, living, library with decorative fireplace and built-in shelving and desk area. Second level: 3 spacious bedrooms and full bath & enclosed sun porch. Third level: 2 additional bedrooms, kitchenette and full bath. 1 block from park.

26. 2016-08-08
    historical
27. 2016-08-08
    historical Withdrawn
28. 2016-07-15
    price
29. 2016-05-17
    price
30. 2016-04-18
    status Active
31. 2016-03-22
    status Contract
32. 2016-03-07
    price
33. 2016-01-18
    listed Active
34. 2016-01-18
    listed $99,900
35. 2013-12-27
    historical
36. 2013-01-10
    listed
37. 2012-11-01
    historical
38. 2012-11-01
    historical
39. 2012-05-18
    listed
40. 2012-05-18
    listed $189,900
41. 2009-11-12
    historical
42. 2009-11-12
    historical
43. 2009-02-17
    listed $289,900
44. 2009-02-17
    listed
45. 2009-01-02
    historical
46. 2007-07-18
    listed
47. 2004-08-31
    soldstatus $217,500
48. 2004-07-01
    historical
49. 2004-06-02
    listed $229,900

ⓘ 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: $3,226 · $269/mo
• Projected year-2 tax: $3,226 · $269/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $23,378
• − Mortgage interest: −$9,803
• − Property taxes: −$3,226
• − Insurance: −$875
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,091
• Taxable income: $642
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $3,200/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

-13.0% since first listed

32 events — show timeline

• 2026-05-22 Listed $200,000 BRIGHT MLS
• 2017-01-26 Sold (MLS) $85,000 MRIS
• 2017-01-26 Sold (MLS) $85,000 BRIGHT MLS
• 2017-01-19 Pending — MRIS
• 2016-12-28 Relisted — MRIS
• 2016-11-28 Pending — MRIS
• 2016-08-30 Price Changed $92,900 MRIS
• 2016-08-10 Listed $99,900 MRIS
• 2016-08-08 Delisted — MRIS
• 2016-08-08 Listing Removed — BRIGHT MLS
• 2016-07-15 Price Changed — MRIS
• 2016-05-17 Price Changed — MRIS
• 2016-04-18 Relisted — MRIS
• 2016-03-22 Pending — MRIS
• 2016-03-07 Price Changed — MRIS
• 2016-01-18 Listed — MRIS
• 2016-01-18 Listed $99,900 BRIGHT MLS
• 2013-12-27 Delisted — MRIS
• 2013-01-10 Listed — MRIS
• 2012-11-01 Listing Removed — BRIGHT MLS
• 2012-11-01 Delisted — MRIS
• 2012-05-18 Listed $189,900 BRIGHT MLS
• 2012-05-18 Listed — MRIS
• 2009-11-12 Delisted — MRIS
• 2009-11-12 Listing Removed — BRIGHT MLS
• 2009-02-17 Listed — MRIS
• 2009-02-17 Listed $289,900 BRIGHT MLS
• 2009-01-02 Delisted — MRIS
• 2007-07-18 Listed — MRIS
• 2004-08-31 Sold (MLS) $217,500 MRIS
• 2004-07-01 Delisted — MRIS
• 2004-06-02 Listed $229,900 MRIS

Property tax history

+10.1%/yr

Latest (2026): $3,226 · +0.0% YoY. Source: county tax records.