5 Rhododendron Trl

Cashtown, PA 17352

$19,990D+

1 bd · 1.0 ba · 582 sqft · Built 1960 · SingleFamily · Active · 71 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,147/mo
• Mortgage (P&I): −$105
• Tax + insurance: −$33
• HOA: −$15
• Vac / Maint / Mgmt: −$241
• Net cashflow: $753/mo
• Annual: $9,035/yr
• Cap rate: 51.49%
• Cash-on-cash: 161.43%
• DSCR: 8.18
• 1% rule: 5.74%
• Cash to close: $5,597

Investor read

• This is a 1-bed/1.0-bath single-family listed at $20k. Condition is rated poor.
• 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).
• It's been on market 71 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• In year one you build about $239 of equity ($138 loan paydown + $101 appreciation (0.5% local appreciation)).
• 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).
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• 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?

Repairs flagged (vision-AI assessment)

• 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.