92 Newman Rd · Cashtown, PA 17353

$300,000

3 bd · 1.5 ba · 1,316 sqft · Other public records · 7 Days on market

Built 1978 0.69 ac lot $228/sqft · 29% above area Est $341k · 12% 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).

• ARV discount +12.9/15.0
• Appreciation +10.0/10.0
• Cash flow +4.7/30.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

BEAUTIFUL MOUNTAIN VIEWS. KITCHEN CABINETS REFINISHED. FLOOR, COUNTER TOP & FRENCH DOOR ARE NEW. REAR DECK & HOT TUB ARE 1 YEAR OLD. NEW CARPET, NEW BATHROOM. FLAGSTONE WALL IN FM RM FOR PELLET STOVE (HEAT COSTS REFLECT PELLET STOVE). LAUNDRY RM, 1 CAR GARAGE, .69 ACRE NICELY LANDSCAPED LOT W/ MULTI-TIERED FRONT DECK. SELLER WILL HELP WITH CLOSING COSTS. |

Key facts

• Hot tub
• Split foyer home
• Spacious deck

Tags

• SPLIT FOYER HOME
• SERENE RURAL SETTING
• WELL-DESIGNED KITCHEN
• HOT TUB
• SPACIOUS DECK
• SIDE-ENTRY GARAGE

Property features AI

Exterior

• Parking: Side-entry attached garage (1 garage space); Driveway with space for 4 vehicles; Total of 5 garage/parking spaces; Off-street parking available
• Utilities: Well water; On-site septic
• Home design: Detached property; Walkout-level finished lower level
• Construction: Brick, stick-built, and vinyl siding construction; Asphalt shingle roof; Block foundation; Built year estimated
• Exterior features: Deck(s); Hot tub; Corner lot

Interior

• Kitchen: Single oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Combination dining and living areas; Combination kitchen and dining; Dining area; Breakfast area; Wood stove; Ceiling fans; Storm door(s)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $-747 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (44.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (48.1% below list).
• Recommended offer: $156k (48.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#1,329 in PA) — a middle-class / working-renter tenant base. Strengths: crime A-, cost of living A-, housing B+; Watch: amenities F, commute F, health & safety F.
• Gettysburg Area SD (rural): math 46% / reading 60% proficiency, ranked #132 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Franklin Twp El Sch (math 57% / reading 67%, grade B, #313 of 1,518 statewide, top 24%, 369 students, 45% FRL); Gettysburg Area Ms (math 28% / reading 60%, grade D, #202 of 512 statewide, top 40%, 682 students, 43% FRL); Gettysburg Area Hs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,024 students, 37% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 20 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $109k; list at $300k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $155,615 (48.1% 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 1978 — 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. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.52% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.67%
• DSCR: 0.53
• GRM: 16.1

CMA / ARV

• ARV (median comp): $340,916
• List price: $300,000
• Delta: -10.54%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $115,803
• Equity at exit: $270,264

10-year hold

• IRR: 16.0%
• Equity multiple: 5.50×
• Total profit: $378,340
• Equity at exit: $582,834

Cash invested: $84,000 (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 17353

• Home prices YoY: 5.2%
• Active inventory: 20
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$278 /mo · $3,332/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-747

Break-even live

Break-even rent $2,501

Max offer price $168,117

Occupancy floor —

Sensitivity live

Price	-10% $-577	-5% $-662	+0% $-747	+5% $-831	+10% $-916
Rent	-10% $-869	-5% $-808	+0% $-747	+5% $-685	+10% $-624
Rate	-1.0pp $-595	-0.5pp $-670	base $-747	+0.5pp $-824	+1.0pp $-903

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-20
   price $300,000 1978-char remark
2. 2026-05-20
   listed $30,000 Active 1978-char remark
3. 2026-05-20
   historical
4. 2026-04-06
   price $305,000
5. 2026-04-06
   status Active
6. 2026-03-25
   historical Active Under Contract
7. 2026-01-23
   price $315,000
8. 2026-01-09
   listed $325,000 Active
9. 2002-04-25
   soldstatus $109,000
10. 2002-04-24
    soldstatus $109,000

    Show marketing remark (370 chars)

    BEAUTIFUL MOUNTAIN VIEWS. KITCHEN CABINETS REFINISHED. FLOOR, COUNTER TOP & FRENCH DOOR ARE NEW. REAR DECK & HOT TUB ARE 1 YEAR OLD. NEW CARPET, NEW BATHROOM. FLAGSTONE WALL IN FM RM FOR PELLET STOVE (HEAT COSTS REFLECT PELLET STOVE). LAUNDRY RM, 1 CAR GARAGE, .69 ACRE NICELY LANDSCAPED LOT W/ MULTI-TIERED FRONT DECK. SELLER WILL HELP WITH CLOSING COSTS. |

11. 2002-02-21
    historical

    Show marketing remark (370 chars)

    BEAUTIFUL MOUNTAIN VIEWS. KITCHEN CABINETS REFINISHED. FLOOR, COUNTER TOP & FRENCH DOOR ARE NEW. REAR DECK & HOT TUB ARE 1 YEAR OLD. NEW CARPET, NEW BATHROOM. FLAGSTONE WALL IN FM RM FOR PELLET STOVE (HEAT COSTS REFLECT PELLET STOVE). LAUNDRY RM, 1 CAR GARAGE, .69 ACRE NICELY LANDSCAPED LOT W/ MULTI-TIERED FRONT DECK. SELLER WILL HELP WITH CLOSING COSTS. |

12. 2001-01-22
    listed $109,900

    Show marketing remark (370 chars)

    BEAUTIFUL MOUNTAIN VIEWS. KITCHEN CABINETS REFINISHED. FLOOR, COUNTER TOP & FRENCH DOOR ARE NEW. REAR DECK & HOT TUB ARE 1 YEAR OLD. NEW CARPET, NEW BATHROOM. FLAGSTONE WALL IN FM RM FOR PELLET STOVE (HEAT COSTS REFLECT PELLET STOVE). LAUNDRY RM, 1 CAR GARAGE, .69 ACRE NICELY LANDSCAPED LOT W/ MULTI-TIERED FRONT DECK. SELLER WILL HELP WITH CLOSING COSTS. |

ⓘ 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: $3,332 · $278/mo
• Projected year-2 tax: $4,036 · $336/mo
• Expected delta: +$704/yr (+$59/mo · 21.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,674
• − Mortgage interest: −$16,805
• − Property taxes: −$3,332
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$8,727
• Taxable loss: −$14,678
• Est. tax savings @ 24.0%: +$3,523
• After-tax cash flow: $-5,436/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: Gettysburg Area SD
• NCES district ID: 4210710
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $58,451
• Composite: 46.03/100
• National rank: #2526
• State rank: #132 of 539 in PA

Livability — Cashtown

• Score: 62/100
• State rank: #1329
• US rank: #16387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,745

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% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4% Other Asian/Pacific 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: ▲ 15.28%
• Current HPI: 307.9862
• 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

+173.0% since first listed

13 events — show timeline

• 2026-05-29 Listing Removed — BRIGHT MLS
• 2026-05-20 Price Changed $300,000 BRIGHT MLS
• 2026-05-20 Listing Removed — BRIGHT MLS
• 2026-05-20 Listed $30,000 BRIGHT MLS
• 2026-04-06 Price Changed $305,000 BRIGHT MLS
• 2026-04-06 Relisted — BRIGHT MLS
• 2026-03-25 Contingent — BRIGHT MLS
• 2026-01-23 Price Changed $315,000 BRIGHT MLS
• 2026-01-09 Listed $325,000 BRIGHT MLS
• 2002-04-25 Sold (Public Records) $109,000 Public Records
• 2002-04-24 Sold (MLS) $109,000 BRIGHT MLS
• 2002-02-21 Listing Removed — BRIGHT MLS
• 2001-01-22 Listed $109,900 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2026): $3,332 · +0.7% YoY. Source: county tax records.