20 W Washington St · Chambersburg, PA 17201

$140,000

4 bd · 2.0 ba · 2,500 sqft · Other · 10 Days on market

Built 1945 1,742 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This detached brick structure offers a solid foundation for generating consistent rental income. With a compact lot size of 0.04 acres, maintenance is manageable, allowing for a focus on maximizing returns. The property features a versatile layout, ideal for attracting a diverse tenant base. Its strategic location enhances rental demand, ensuring a steady cash flow. The absence of a pool and extensive amenities means lower operational costs, further boosting your profit margins. Investors will appreciate the potential for value appreciation in this area, coupled with the opportunity to implement minor upgrades for increased rental rates. The basement offers additional storage or potential f

Key facts

• 1,742 sq ft lot
• Built 1945
• Listed 10 days

Property features AI

Finance

• Other: Property contains 1 total unit (configured as multi-unit with two 2-bedroom units); Above-grade finished area approximately 2,500 (estimated)
• Financial info: Not offered for lease

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Fee simple ownership; Estimated year built
• Construction: Brick construction; Other foundation
• Exterior features: Above-grade other structures

Interior

• Bedrooms: Two 2-bedroom units (multi-unit property)
• Heating & cooling: Hot water heat; Natural gas heating fuel; Electric hot water
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.1% vs local median 3.9% in Chambersburg — 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 74/100 on livability (#530 in PA, #4,894 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime D, employment D.
• Chambersburg Area SD (other): math 26% / reading 48% proficiency, ranked #383 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stevens El Sch (math 12% / reading 27%, grade F, #1,276 of 1,518 statewide, top 85%, 335 students, 100% FRL); Chambersburg Area Ms - South (math 17% / reading 45%, grade F, #374 of 512 statewide, top 73%, 1,054 students, 69% FRL); Chambersburg Area Shs (math 46% / reading 10%, grade F, #362 of 437 statewide, top 83%, 2,348 students, 60% FRL) — zoned schools average 76% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 162 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).
• This rent runs 38% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y ago; this cycle's ask is 87% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.37% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $15,740
• Equity at exit: $20,874

10-year hold

• IRR: 20.2%
• Equity multiple: 2.82×
• Total profit: $71,270
• Equity at exit: $12,105

Cash invested: $39,200 (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 17201

• Home prices YoY: -20.3%
• Rents YoY: 4.4%
• Active inventory: 162
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,949 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $560

Break-even live

Break-even rent $1,240

Max offer price $140,000

Occupancy floor 66%

Sensitivity live

Price	-10% $639	-5% $600	+0% $560	+5% $520	+10% $481
Rent	-10% $406	-5% $483	+0% $560	+5% $637	+10% $714
Rate	-1.0pp $631	-0.5pp $596	base $560	+0.5pp $524	+1.0pp $487

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 W Commerce St Chambersburg, PA	5.0	2.0	2500	$2,000	$0.80	45d	1	0.75mi
337 Lantern Ln Chambersburg, PA	3.0	2.5	2300	$2,100	$0.91	45d	1	1.20mi

Listing history 15 events

1. 2026-06-08
   status $140,000 Pending 10 DOM
2. 2026-06-07
   days on market $140,000 Active 10 DOM
3. 2026-06-03
   days on market $140,000 Active 6 DOM
4. 2026-06-02
   days on market $140,000 Active 5 DOM
5. 2026-06-01
   days on market $140,000 Active 4 DOM
6. 2026-05-31
   days on market $140,000 Active 3 DOM
7. 2026-05-30
   days on market $140,000 Active 2 DOM
8. 2026-05-21
   historical $140,000
9. 2004-04-30
   historical
10. 2004-01-27
    listed
11. 2000-07-31
    soldstatus $75,000
12. 2000-07-12
    historical
13. 1999-11-26
    listed $75,000
14. 1999-09-29
    historical
15. 1998-09-11
    listed

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $23,383
• − Mortgage interest: −$7,842
• − Property taxes: −$2,242
• − Insurance: −$700
• − Repairs & maintenance: −$1,871
• − Management: −$1,871
• − Depreciation: −$4,073
• Taxable income: $4,784
• Est. tax owed @ 24.0%: −$1,148
• After-tax cash flow: $5,572/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: Chambersburg Area SD
• NCES district ID: 4205550
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $52,666
• Composite: 32.17/100
• National rank: #5787
• State rank: #383 of 539 in PA

Livability — Chambersburg

• Score: 74/100
• State rank: #530
• US rank: #4894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chambersburg, PA
• County: Franklin County · 56,916 people
• City population: 27,554
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 27,554
• Household income: $61,234
• Rent vs Own: 51.6% rent · 48.4% own
• Severe rent burden: 1306.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Black 8% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2% Dominican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 85% English-only · Spanish 13% French/Haitian/Cajun 1%

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: ▼ -63.07%
• Current HPI: 247.913
• Rent YoY: ▲ 4.37%
• 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

+86.7% since first listed

8 events — show timeline

• 2026-05-21 Coming Soon $140,000 BRIGHT MLS
• 2004-04-30 Delisted — MRIS
• 2004-01-27 Listed — MRIS
• 2000-07-31 Sold (MLS) $75,000 MRIS
• 2000-07-12 Delisted — MRIS
• 1999-11-26 Listed $75,000 MRIS
• 1999-09-29 Delisted — MRIS
• 1998-09-11 Listed — MRIS

Property tax history

+11.9%/yr

Latest (2026): $2,242 · +2.0% YoY. Source: county tax records.