465 (Lot 13) Miltonberger Rd · Cashtown, PA 17353

$89,900

1 bd · None ba · 594 sqft · SingleFamily · 35 Days on market

Built 2008 Fair condition $151/sqft · 18% below area Est $110k · 18% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

THE PERFECT HUNTING CAMP! Conveniently positioned between Caledonia State Park and Pine Grove State Park, and just STEPS from the 85,500-acre Michaux State Forest! PA RESIDENCY NOT REQUIRED! This recently built (2010-2012) 2-story cabin getaway is turn-key and ready for spring, summer and fall adventures in the forest! First floor features an open room with living area, bar area and refrigerator. Large second floor bedroom with balcony. There is an enclosed outdoor shower with gravity fed water from a 5 gallon reservoir located in the upstairs bedroom. Clean outhouse with gravity fed sink. Shed and expansive outdoor cooking area! Lots of possibilities for upgrades here! Electric BB heat -

Key facts

• Gravity fed water
• Close to biking
• Built 2008

Tags

• ENCLOSED OUTDOOR SHOWER
• GRAVITY FED WATER
• EXPANSIVE OUTDOOR COOKING AREA
• PEACEFUL WOODED SURROUNDINGS
• CLOSE TO HIKING TRAILS
• CLOSE TO BIKING

Property features AI

Finance

• Financial info: Land lease ownership; Land lease $600 annually; No remaining land lease years recorded

Exterior

• Parking: Off-street parking
• Utilities: 100 amp electric service; Electric available; Holding tank sewer
• Home design: Detached structure; Metal roof; Frame construction
• Construction: Frame construction; Metal roof; Other foundation
• Exterior features: Detached shed on the property; Property is not in a federal flood zone

Interior

• Kitchen: Refrigerator
• Bedrooms: One bedroom on the first upper level
• Flooring: Wood floors
• Heating & cooling: Electric baseboard heating
• Interior features: Furnished; Refrigerator included; Estimated living area

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $90k).
• Recommended offer: $87k (3.0% 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: 20 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 $10k of equity ($622 loan paydown + $9k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $109,637
• List price: $89,900
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.24×
• Total profit: $56,480
• Equity at exit: $80,989

10-year hold

• IRR: 24.7%
• Equity multiple: 7.37×
• Total profit: $160,452
• Equity at exit: $174,656

Cash invested: $25,172 (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 17353

• Home prices YoY: 5.2%
• Active inventory: 20
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $936 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $118

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 82%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,900 Active 35 DOM
2. 2026-06-18
   days on market $89,900 Active 34 DOM
3. 2026-06-17
   days on market $89,900 Active 33 DOM
4. 2026-06-16
   days on market $89,900 Active 32 DOM
5. 2026-06-16
   days on market $89,900 Active 31 DOM
6. 2026-06-14
   days on market $89,900 Active 29 DOM
7. 2026-06-12
   days on market $89,900 Active 28 DOM
8. 2026-06-09
   days on market $89,900 Active 25 DOM
9. 2026-06-08
   days on market $89,900 Active 24 DOM
10. 2026-06-07
    days on market $89,900 Active 23 DOM
11. 2026-06-05
    days on market $89,900 Active 20 DOM
12. 2026-06-02
    days on market $89,900 Active 18 DOM
13. 2026-06-01
    days on market $89,900 Active 17 DOM
14. 2026-05-31
    days on market $89,900 Active 16 DOM
15. 2026-05-30
    days on market $89,900 Active 15 DOM
16. 2026-05-15
    listed $89,900 Active 1652-char remark

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

Taxation est. · year 1

• Rental income: $11,227
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$898
• − Management: −$898
• − Depreciation: −$2,615
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,418/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 · 10 photos

Fair 45/100 Cosmetic rehab

This 2-story cabin is a turn-key property with potential for cosmetic upgrades to enhance its curb appeal and value.

Repairs flagged

• Major Outdoor shower — Gravity-fed water system
• Major Landscaping — Overgrown vegetation

Value-add opportunities

• Both Painting and updating the exterior — Enhances curb appeal and resale value
• Both Landscaping and adding curb appeal features — Improves curb appeal and rental value
• Resale Upgrading the outdoor shower system — Modernizes the shower and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Outdoor shower · Gravity-fed water system	Major	$15,000–50,000
Landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting and updating the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping and adding curb appeal features — Improves curb appeal and rental value ↑
• Resale Upgrading the outdoor shower system — Modernizes the shower and adds 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): 2,745

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4% Other Asian/Pacific 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: ▲ 15.28%
• Current HPI: 307.9862
• 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

1 event — show timeline

• 2026-05-15 Listed $89,900 BRIGHT MLS