2581 Old Harrisburg Rd #41 · Hunterstown, PA 17325

$130,000

3 bd · 2.0 ba · 1,493 sqft · SingleFamily · 37 Days on market

Built 2026 Good condition $87/sqft · 67% below area ↓ 10% since listing

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Gourmet kitchen
• Walk in closet
• Private full bath

Tags

• GOURMET KITCHEN
• WALK IN PANTRY
• PRIVATE FULL BATH
• WALK IN CLOSET
• SEPARATE LAUNDRY ROOM
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Property manager present; Pets allowed with size/weight restrictions; Not in a federal flood zone; Excellent property condition; Above-grade finished area is estimated
• Financial info: Monthly ground rent (monthly payment amount provided separately)
• HOA & community: Park name: Ridge Park Community; Road responsibility: Private; Ownership interest: Ground rent exists (monthly payment)

Exterior

• Parking: Driveway parking for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; 200+ amp electric service; No municipal trash service
• Home design: Manufactured double-wide (Beacon Prestige model); One story; Main entrance faces east; Architectural shingle roof; Double-hung windows; Building winterized; Construction completed
• Construction: Vinyl siding; Estimated year of major remodel: 2026
• Exterior features: Sidewalks; Backs to trees; Corner lot/unit; Blacktop private road

Interior

• Kitchen: Built-in microwave; Built-in range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump(s) with electric heating; Central air (electric)
• Interior features: Open floor plan; Breakfast area; Butler's pantry; Kitchen island; Master bath; Stall shower; Walk-in closet(s); Chair railings; Ceiling fan(s); Drywall and paneled walls; Insulated doors
• Laundry & utility: Main floor laundry hook-up

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 0.6% in Hunterstown — 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 60/100 on livability (#1,464 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: Gettysburg Area Hs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,024 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 313 active listings in the ZIP; solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.25% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $392,332
• List price: $130,000
• Delta: -66.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2581 Old Harrisburg Rd Lot 38	0.03mi	3/2.0	1,568 (+5%)	10mo	$99,900	$64	82
19 Lofty View Way	0.72mi	2/2.0 (-1)	1,510 (+1%)	16mo	$374,000	$248	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,355
• Equity at exit: $19,383

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $34,435
• Equity at exit: $11,240

Cash invested: $36,400 (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 17325

• Home prices YoY: -22.4%
• Active inventory: 313
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $383

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $130,000 Active 37 DOM
2. 2026-06-18
   days on market $130,000 Active 36 DOM
3. 2026-06-17
   days on market $130,000 Active 35 DOM
4. 2026-06-16
   days on market $130,000 Active 34 DOM
5. 2026-06-16
   days on market $130,000 Active 33 DOM
6. 2026-06-14
   days on market $130,000 Active 31 DOM
7. 2026-06-12
   days on market $130,000 Active 30 DOM
8. 2026-06-09
   days on market $130,000 Active 27 DOM
9. 2026-06-08
   days on market $130,000 Active 26 DOM
10. 2026-06-07
    days on market $130,000 Active 25 DOM
11. 2026-06-05
    pricedays on market $130,000 Active 22 DOM
12. 2026-06-02
    days on market $144,900 Active 20 DOM
13. 2026-06-01
    days on market $144,900 Active 19 DOM
14. 2026-05-31
    days on market $144,900 Active 18 DOM
15. 2026-05-30
    days on market $144,900 Active 17 DOM
16. 2026-05-13
    listed $144,900 Active 993-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $19,465
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$3,782
• Taxable income: $2,687
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,952/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 · 16 photos

Good 80/100 None rehab

This home is in good condition with no visible repairs needed. It has a good curb appeal and interior condition, making it a solid investment opportunity. Consider painting, flooring, and appliance upgrades to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Replacing the carpet with hardwood flooring — Hardwood flooring can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding a deck or patio area — An outdoor living space can increase both resale and rental value.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Replacing the carpet with hardwood flooring — Hardwood flooring can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding a deck or patio area — An outdoor living space can increase both resale and rental value. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑

ⓘ 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 — Hunterstown

• Score: 60/100
• State rank: #1464
• US rank: #18906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams County · 30,373 people
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

-10.3% since first listed

2 events — show timeline

• 2026-06-04 Price Changed $130,000 BRIGHT MLS
• 2026-05-13 Listed $144,900 BRIGHT MLS