92 Newman Rd

Cashtown, PA 17353

$300,000D

3 bd · 1.5 ba · 1,316 sqft · Built 1978 · Other · Active · 7 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,556/mo
• Mortgage (P&I): −$1,573
• Tax + insurance: −$403
• HOA: −$0
• Vac / Maint / Mgmt: −$327
• Net cashflow: $-747/mo
• Annual: $-8,959/yr
• Cap rate: 3.31%
• Cash-on-cash: -10.67%
• DSCR: 0.53
• 1% rule: 0.52%
• Cash to close: $84,000

Investor read

• This is a 3-bed/1.5-bath other listed at $300k.
• 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).
• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $156k (48.1% below list) — sets the bar for 1% rule.
• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• 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).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.