5 Rhododendron Trl · Cashtown, PA 17352

$19,990

1 bd · 1.0 ba · 582 sqft · SingleFamily · 71 Days on market

Built 1960 Poor condition 10,019 sqft lot $34/sqft · 76% below area $15/mo HOA · 1% of rent ↓ 14% 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
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for an escape from the daily grind without breaking the bank? This 1-bedroom, 1-bath cabin nestled in the heart of Adams County puts you steps away from the trails, wildlife, and natural beauty of Michaux State Forest all at a price that actually makes sense. This property has incredible potential for the right buyer willing to roll up their sleeves. Community water is already in place. A full bath is located inside the cabin and awaiting your finishing touches. Whether you're looking for a weekend getaway, hunting cabin, or a low-cost investment property to build equity over time, this is an opportunity that rarely shows up at this price point in one of South Central PA's most scenic corridors.

Key facts

• Cabin
• Wildlife
• Trails

Tags

• CABIN
• TRAILS
• WILDLIFE
• NATURAL BEAUTY
• COMMUNITY WATER
• HOLDING TANK OPTION

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $20k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,329 in PA) — a middle-class / working-renter tenant base. Strengths: schools A, crime A-, cost of living A-; 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.
• Market conditions: 7 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 $239 of equity ($138 loan paydown + $101 appreciation (0.5% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.

Recommended offer $18,790 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.74% ✓
• Cap rate: 51.49%
• Cash-on-cash: 161.43%
• DSCR: 8.18
• GRM: 1.5

CMA / ARV

• ARV (median comp): $83,467
• List price: $19,990
• Delta: -76.05%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Evergreen	0.05mi	1/1.0	600 (+3%)	4mo	$65,000	$108	89
85 Maple Ln	0.22mi	2/1.0 (+1)	600 (+3%)	16mo	$39,900	$67	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.55×
• Total profit: $47,875
• Equity at exit: $6,313

10-year hold

• IRR: —
• Equity multiple: 20.07×
• Total profit: $106,722
• Equity at exit: $8,007

Cash invested: $5,597 (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 17352

• Home prices YoY: 0.2%
• Active inventory: 7
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$15
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $753

Break-even live

Break-even rent $194

Max offer price $19,990

Occupancy floor 29%

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: $4,998
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-19
   days on market $19,990 Active 71 DOM
2. 2026-06-18
   days on market $19,990 Active 70 DOM
3. 2026-06-17
   days on market $19,990 Active 69 DOM
4. 2026-06-16
   days on market $19,990 Active 68 DOM
5. 2026-06-16
   days on market $19,990 Active 67 DOM
6. 2026-06-14
   days on market $19,990 Active 65 DOM
7. 2026-06-12
   pricedays on market $19,990 Active 64 DOM
8. 2026-06-09
   days on market $24,990 Active 61 DOM
9. 2026-06-08
   days on market $24,990 Active 60 DOM
10. 2026-06-07
    days on market $24,990 Active 59 DOM
11. 2026-06-05
    days on market $24,990 Active 56 DOM
12. 2026-06-02
    days on market $24,990 Active 54 DOM
13. 2026-06-01
    days on market $24,990 Active 53 DOM
14. 2026-05-31
    days on market $24,990 Active 52 DOM
15. 2026-05-30
    days on market $24,990 Active 51 DOM
16. 2026-05-06
    price $29,990 713-char remark

    Show marketing remark (713 chars)

    Looking for an escape from the daily grind without breaking the bank? This 1-bedroom, 1-bath cabin nestled in the heart of Adams County puts you steps away from the trails, wildlife, and natural beauty of Michaux State Forest all at a price that actually makes sense. This property has incredible potential for the right buyer willing to roll up their sleeves. Community water is already in place. A full bath is located inside the cabin and awaiting your finishing touches. Whether you're looking for a weekend getaway, hunting cabin, or a low-cost investment property to build equity over time, this is an opportunity that rarely shows up at this price point in one of South Central PA's most scenic corridors.

17. 2026-04-09
    listed $34,990 Active 713-char remark

    Show marketing remark (713 chars)

    Looking for an escape from the daily grind without breaking the bank? This 1-bedroom, 1-bath cabin nestled in the heart of Adams County puts you steps away from the trails, wildlife, and natural beauty of Michaux State Forest all at a price that actually makes sense. This property has incredible potential for the right buyer willing to roll up their sleeves. Community water is already in place. A full bath is located inside the cabin and awaiting your finishing touches. Whether you're looking for a weekend getaway, hunting cabin, or a low-cost investment property to build equity over time, this is an opportunity that rarely shows up at this price point in one of South Central PA's most scenic corridors.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $13,764
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − HOA: −$180
• − Depreciation: −$582
• Taxable income: $9,280
• Est. tax owed @ 24.0%: −$2,227
• After-tax cash flow: $6,808/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including kitchen and bathroom updates, exterior siding and trim repair, and landscaping improvements. The home's current condition is poor, but with the right investment, it has significant potential for increased value.

Repairs flagged

• Major Kitchen cabinets — Outdated and in poor condition.
• Major Kitchen countertops — Outdated and in poor condition.
• Major Kitchen appliances — Outdated and in poor condition.
• Major Bathroom fixtures — Outdated and in poor condition.
• Major Bathroom vanity — Outdated and in poor condition.
• Major Exterior siding — Weathered and in poor condition.
• Major Exterior trim — Missing or damaged.
• Major Flooring — Worn and outdated.
• Major Paint — Worn and outdated.
• Major Windows — Older and in poor condition.
• Major HVAC system — No visible damage, but the satellite image shows a large footprint, suggesting potential issues.
• Major Landscaping — Overgrown and in poor condition.

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets would significantly increase the home's appeal.
• Resale Bathroom renovation — Modern bathroom with updated fixtures and vanity would significantly increase the home's appeal.
• Both Exterior siding and trim repair — New siding and trim would improve the home's curb appeal and increase its value.
• Both Landscaping and curb appeal — Landscaping and curb appeal improvements would make the home more attractive and increase its value.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, increasing the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · Outdated and in poor condition.	Major	$15,000–50,000
Kitchen appliances · Outdated and in poor condition.	Major	$15,000–50,000
Bathroom fixtures · Outdated and in poor condition.	Major	$15,000–50,000
Bathroom vanity · Outdated and in poor condition.	Major	$15,000–50,000
Exterior siding · Weathered and in poor condition.	Major	$15,000–50,000
Exterior trim · Missing or damaged.	Major	$15,000–50,000
Flooring · Worn and outdated.	Major	$15,000–50,000
Paint · Worn and outdated.	Major	$15,000–50,000
Windows · Older and in poor condition.	Major	$15,000–50,000
HVAC system · No visible damage, but the satellite image shows a large footprint, suggesting potential issues.	Major	$15,000–50,000
Landscaping · Overgrown and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 12 items		$180,000–600,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets would significantly increase the home's appeal. ↑
• Resale Bathroom renovation — Modern bathroom with updated fixtures and vanity would significantly increase the home's appeal. ↑
• Both Exterior siding and trim repair — New siding and trim would improve the home's curb appeal and increase its value. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal improvements would make the home more attractive and increase its value. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, increasing the home's value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 1,397

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Lithuanian 4% Italian 1% Romanian 1%
• Foreign-born: 0%

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: ▲ 0.50%
• Current HPI: 271.2282
• 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

-14.3% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $29,990 BRIGHT MLS
• 2026-04-09 Listed $34,990 BRIGHT MLS