250 E E Main St · Waynesboro, PA 17268

$310,000

15 bd · None ba · 2,268 sqft · MultiFamily · 29 Days on market

Built 1900 0.25 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

Key facts

• Fully renovated
• Large parking lot
• Front porch

Tags

• WELL-MAINTAINED TRIPLEX
• FULLY RENTED
• FULLY RENOVATED
• BRAND-NEW ROOF
• LARGE PARKING LOT
• FRONT PORCH

Property features AI

Finance

• Other: Estimated above-grade finished area; Unfinished below-grade area
• Financial info: Fee simple ownership; Three total units; Total actual rent reported; Existing leases are yearly

Exterior

• Parking: Off-street parking; On-street parking; Parking lot
• Utilities: Electric hot water; Public water; Public sewer
• Home design: Detached structure; Shingle roof
• Construction: Brick construction; Stone foundation; Above-grade and below-grade structures; Estimated year built
• Exterior features: Public water; Public sewer; No tidal water

Interior

• Bedrooms: One single-room unit; One one-bedroom unit; Two two-bedroom units
• Flooring: Carpet; Wood; Vinyl
• Heating & cooling: Hot water heating; Electric heating fuel; Ductless/mini-split cooling (electric)
• Interior features: Drywall walls and ceilings; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive. Per door: $137/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: 230 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• At $3,235/mo this rent would consume 53% of the median local household income ($73k/yr) (locally 539% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y 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 $258k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $305,350 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.04% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.0

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-23,950
• Equity at exit: $46,222

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $13,126
• Equity at exit: $26,803

Cash invested: $86,800 (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: 23.4×

Monthly cashflow live

• Estimated rent: $3,235 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$322 /mo · $3,870/yr
• Insurance: −$129
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $412

Break-even live

Break-even rent $2,714

Max offer price $310,000

Occupancy floor 82%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,206
1× unit	1	1	$1,029
Total (3 units)			$3,235

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $310,000 Active 29 DOM
2. 2026-06-17
   days on market $310,000 Active 28 DOM
3. 2026-06-16
   days on market $310,000 Active 27 DOM
4. 2026-06-15
   price $310,000 Active 26 DOM
5. 2026-06-15
   days on market $315,000 Active 26 DOM
6. 2026-06-14
   days on market $315,000 Active 24 DOM
7. 2026-06-13
   days on market $315,000 Active 23 DOM
8. 2026-06-10
   days on market $315,000 Active 21 DOM
9. 2026-06-09
   days on market $315,000 Active 20 DOM
10. 2026-06-08
    days on market $315,000 Active 19 DOM
11. 2026-06-07
    days on market $315,000 Active 18 DOM
12. 2026-06-05
    days on market $315,000 Active 15 DOM
13. 2026-06-03
    days on market $315,000 Active 14 DOM
14. 2026-06-02
    days on market $315,000 Active 13 DOM
15. 2026-06-01
    days on market $315,000 Active 12 DOM
16. 2026-05-31
    days on market $315,000 Active 11 DOM
17. 2026-05-30
    days on market $315,000 Active 10 DOM
18. 2026-05-20
    listed $315,000 Active
19. 2025-08-29
    historical
20. 2025-07-15
    price $300,000
21. 2025-05-28
    listed $325,000 Active
22. 2025-05-23
    historical
23. 2024-10-11
    soldstatus $258,500
24. 2024-10-09
    historical 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

25. 2024-10-08
    soldstatus $258,500 Closed 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

26. 2024-06-11
    status Pending 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

27. 2024-04-23
    price $259,000 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

28. 2024-04-23
    status Active 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

29. 2024-02-14
    historical 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

30. 2023-10-30
    price $269,000 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

31. 2023-08-27
    listed $279,900 Active 561-char remark

    Show marketing remark (561 chars)

    Three unit dwelling in down town Waynesboro. Perfect for the person who is looking to get into real estate investing. Live in the upstairs apartment and rent the two downstairs. Or rent out all three apartments and create positive cash flow from day one. Upstairs apartment is a two bedroom with a covered deck perfect for relaxing (this unit is vacant as of Sept. 1). The downstairs apartment is a two bedroom with a large front porch. There is an efficiency apartment on the rear of the first floor. Both apartments on the first floor have long term tenants.

32. 2016-11-21
    soldstatus $100,000
33. 2016-11-18
    soldstatus $100,000 Sold
34. 2016-11-18
    soldstatus $100,000
35. 2016-10-29
    status Contingent (No Kick Out)
36. 2016-08-18
    price $114,000
37. 2016-05-18
    price $124,900
38. 2016-03-03
    listed $134,900 Active
39. 2015-05-26
    historical
40. 2015-05-11
    historical
41. 2015-05-11
    historical
42. 2014-05-21
    listed Active
43. 2014-05-21
    listed $159,900
44. 2014-05-20
    listed $159,900

ⓘ 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: $3,870 · $322/mo
• Projected year-2 tax: $4,384 · $365/mo
• Expected delta: +$514/yr (+$43/mo · 13.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe 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: $38,820
• − Mortgage interest: −$17,365
• − Property taxes: −$3,870
• − Insurance: −$2,348
• − Repairs & maintenance: −$3,106
• − Management: −$3,106
• − Depreciation: −$9,018
• Taxable income: $9
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $4,941/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

+97.0% since first listed

27 events — show timeline

• 2026-05-20 Listed $315,000 BRIGHT MLS
• 2025-08-29 Listing Removed — BRIGHT MLS
• 2025-07-15 Price Changed $300,000 BRIGHT MLS
• 2025-05-28 Listed $325,000 BRIGHT MLS
• 2025-05-23 Coming Soon — BRIGHT MLS
• 2024-10-11 Sold (Public Records) $258,500 Public Records
• 2024-10-09 Listing Removed — BRIGHT MLS
• 2024-10-08 Sold (MLS) $258,500 BRIGHT MLS
• 2024-06-11 Pending — BRIGHT MLS
• 2024-04-23 Price Changed $259,000 BRIGHT MLS
• 2024-04-23 Relisted — BRIGHT MLS
• 2024-02-14 Listing Removed — BRIGHT MLS
• 2023-10-30 Price Changed $269,000 BRIGHT MLS
• 2023-08-27 Listed $279,900 BRIGHT MLS
• 2016-11-21 Sold (Public Records) $100,000 Public Records
• 2016-11-18 Sold (MLS) $100,000 BRIGHT MLS
• 2016-11-18 Sold (MLS) $100,000 MRIS
• 2016-10-29 Pending — MRIS
• 2016-08-18 Price Changed $114,000 MRIS
• 2016-05-18 Price Changed $124,900 MRIS
• 2016-03-03 Listed $134,900 MRIS
• 2015-05-26 Listing Removed — BRIGHT MLS
• 2015-05-11 Delisted — MRIS
• 2015-05-11 Listing Removed — BRIGHT MLS
• 2014-05-21 Listed — MRIS
• 2014-05-21 Listed $159,900 BRIGHT MLS
• 2014-05-20 Listed $159,900 BRIGHT MLS

Property tax history

+10.7%/yr

Latest (2026): $3,870 · +0.0% YoY. Source: county tax records.