6395 Marsh Rd · Waynesboro, PA 17268

$169,900

3 bd · 2.5 ba · 1,680 sqft · Other · 29 Days on market

Built 1978 0.52 ac lot

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Why this score? — see what drove the C 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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

Key facts

• 0.52 acre lot
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.8% in Waynesboro — 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 78/100 on livability (#280 in PA, #2,482 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, commute F.
• Waynesboro Area SD (town): math 36% / reading 52% proficiency, ranked #283 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 230 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 13y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. Schools are B-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?
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: 1.02% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-9,098
• Equity at exit: $25,333

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $15,724
• Equity at exit: $14,690

Cash invested: $47,572 (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 17268

• Active inventory: 230
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $290

Break-even live

Break-even rent $1,366

Max offer price $169,900

Occupancy floor 78%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Ridge Ave Waynesboro, PA	3.0	1.0	1300	$1,500	$1.15	44d	1	0.95mi
230 W 2nd St Unit A Waynesboro, PA	2.0	2.0	2000	$1,200	$0.60	44d	1	1.21mi
23 Philadelphia Ave Waynesboro, PA	3.0	3.0	1985	$2,200	$1.11	44d	1	1.32mi
457 Frick Ave Waynesboro, PA	3.0	2.5	2193	$2,200	$1.00	21d	1	1.48mi

Listing history 33 events

1. 2026-05-10
   status Pending 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

2. 2026-04-30
   status Active 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

3. 2026-04-15
   status Pending 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

4. 2026-04-08
   price $169,900 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

5. 2026-03-31
   price $169,000 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

6. 2026-03-27
   listed $199,000 Active 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

7. 2026-03-25
   historical $199,000 783-char remark

   Show marketing remark (783 chars)

   NICE RANCH STYLE HOME IN WAYNESBORO, PA WITH BEAUTIFUL VIEWS! This home offers 3 bedrooms and 2.5 bathrooms, along with a comfortable living room featuring a stone fireplace. The property includes an eat-in kitchen plus a second kitchen, providing added flexibility for entertaining or extended living arrangements. Additional highlights include a dining room or family room, two walk-in closet areas, and an attached 1-car garage. Enjoy ample driveway parking and plenty of outdoor storage with three sheds in the backyard. Within walking distance to Antietam Creek with great fishing and conveniently located just minutes from shopping, restaurants, and more! Don’t miss the opportunity to make this home yours! The home is a mobile home with a spacious stick built addition.

8. 2018-01-09
   historical Temporarily Off-Market
9. 2017-09-12
   status Active
10. 2017-08-16
    status Contract
11. 2017-08-08
    price
12. 2017-04-20
    status Active
13. 2017-03-23
    status Contingent (No Kick Out)
14. 2017-01-04
    listed Active
15. 2017-01-04
    listed $129,900 Active
16. 2016-03-24
    historical
17. 2016-03-24
    historical
18. 2015-09-24
    listed Active
19. 2015-09-23
    listed $144,900
20. 2015-07-19
    historical Expired
21. 2015-07-19
    historical
22. 2015-07-01
    price
23. 2015-06-29
    status Active
24. 2015-06-08
    historical Expired
25. 2015-04-16
    status Active
26. 2015-04-16
    historical
27. 2014-10-13
    listed Active
28. 2014-10-13
    listed $144,900
29. 2014-07-01
    historical
30. 2014-05-08
    historical Expired
31. 2014-05-08
    price
32. 2014-02-25
    listed Active
33. 2013-12-10
    listed $149,000

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: +$638/yr (+$53/mo · 45.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $20,796
• − Mortgage interest: −$9,517
• − Property taxes: −$1,409
• − Insurance: −$850
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$4,943
• Taxable income: $751
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,299/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: Waynesboro Area SD
• NCES district ID: 4225110
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $50,445
• Composite: 37.79/100
• National rank: #4342
• State rank: #283 of 539 in PA

Livability — Waynesboro

• Score: 78/100
• State rank: #280
• US rank: #2482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 56,916 people
• City population: 29,362
• Metro: Chambersburg-Waynesboro, PA
• Population (ZIP): 29,362
• Household income: $73,161
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 539.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -113.20%
• Current HPI: 189.6931
• Rent YoY: —
• 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

+14.0% since first listed

33 events — show timeline

• 2026-05-10 Pending — BRIGHT MLS
• 2026-04-30 Relisted — BRIGHT MLS
• 2026-04-15 Pending — BRIGHT MLS
• 2026-04-08 Price Changed $169,900 BRIGHT MLS
• 2026-03-31 Price Changed $169,000 BRIGHT MLS
• 2026-03-27 Listed $199,000 BRIGHT MLS
• 2026-03-25 Coming Soon $199,000 BRIGHT MLS
• 2018-01-09 Delisted — MRIS
• 2017-09-12 Relisted — MRIS
• 2017-08-16 Pending — MRIS
• 2017-08-08 Price Changed — MRIS
• 2017-04-20 Relisted — MRIS
• 2017-03-23 Pending — MRIS
• 2017-01-04 Listed — MRIS
• 2017-01-04 Listed $129,900 BRIGHT MLS
• 2016-03-24 Delisted — MRIS
• 2016-03-24 Listing Removed — BRIGHT MLS
• 2015-09-24 Listed — MRIS
• 2015-09-23 Listed $144,900 BRIGHT MLS
• 2015-07-19 Listing Removed — BRIGHT MLS
• 2015-07-19 Delisted — MRIS
• 2015-07-01 Price Changed — MRIS
• 2015-06-29 Relisted — MRIS
• 2015-06-08 Delisted — MRIS
• 2015-04-16 Relisted — MRIS
• 2015-04-16 Delisted — MRIS
• 2014-10-13 Listed — MRIS
• 2014-10-13 Listed $144,900 BRIGHT MLS
• 2014-07-01 Listing Removed — BRIGHT MLS
• 2014-05-08 Delisted — MRIS
• 2014-05-08 Price Changed — MRIS
• 2014-02-25 Listed — MRIS
• 2013-12-10 Listed $149,000 BRIGHT MLS

Property tax history

+13.1%/yr

Latest (2026): $1,409 · +0.0% YoY. Source: county tax records.