4641 Lemar Rd · Mercersburg, PA 17236

$124,900

3 bd · 2.0 ba · 1,288 sqft · Other · 26 Days on market

Built 1900 7,405 sqft lot $97/sqft · 44% below area Est $225k · 44% under ↓ 4% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COLONIAL-STYLE HOME IN MERCERSBURG, PA! This property offers a great opportunity as a primary residence or investment. The home features 3 bedrooms, 2 full bathrooms, a kitchen, dining room, living room, foyer, laundry room, and additional storage space. Outside, you’ll find a detached garage w/ loft, providing both convenience and functionality. Ideally located just minutes from Route 416, Route 16, and Route 75, this home offers easy access to surrounding areas. Come and give this property your finishing touches!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#715 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Tuscarora SD (rural): math 28% / reading 53% proficiency, ranked #338 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $123,026 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 11.35%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $225,000
• List price: $124,900
• Delta: -44.49%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $13,271
• Equity at exit: $18,623

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $54,756
• Equity at exit: $10,799

Cash invested: $34,972 (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 17236

• Active inventory: 48
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $526

Break-even live

Break-even rent $1,076

Max offer price $124,900

Occupancy floor 65%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   status Pending 526-char remark

   Show marketing remark (526 chars)

   COLONIAL-STYLE HOME IN MERCERSBURG, PA! This property offers a great opportunity as a primary residence or investment. The home features 3 bedrooms, 2 full bathrooms, a kitchen, dining room, living room, foyer, laundry room, and additional storage space. Outside, you’ll find a detached garage w/ loft, providing both convenience and functionality. Ideally located just minutes from Route 416, Route 16, and Route 75, this home offers easy access to surrounding areas. Come and give this property your finishing touches!

2. 2026-05-14
   price $124,900 526-char remark

   Show marketing remark (526 chars)

   COLONIAL-STYLE HOME IN MERCERSBURG, PA! This property offers a great opportunity as a primary residence or investment. The home features 3 bedrooms, 2 full bathrooms, a kitchen, dining room, living room, foyer, laundry room, and additional storage space. Outside, you’ll find a detached garage w/ loft, providing both convenience and functionality. Ideally located just minutes from Route 416, Route 16, and Route 75, this home offers easy access to surrounding areas. Come and give this property your finishing touches!

3. 2026-05-05
   price $129,000 526-char remark

   Show marketing remark (526 chars)

   COLONIAL-STYLE HOME IN MERCERSBURG, PA! This property offers a great opportunity as a primary residence or investment. The home features 3 bedrooms, 2 full bathrooms, a kitchen, dining room, living room, foyer, laundry room, and additional storage space. Outside, you’ll find a detached garage w/ loft, providing both convenience and functionality. Ideally located just minutes from Route 416, Route 16, and Route 75, this home offers easy access to surrounding areas. Come and give this property your finishing touches!

4. 2026-04-20
   listed $154,900 Active 526-char remark

   Show marketing remark (526 chars)

   COLONIAL-STYLE HOME IN MERCERSBURG, PA! This property offers a great opportunity as a primary residence or investment. The home features 3 bedrooms, 2 full bathrooms, a kitchen, dining room, living room, foyer, laundry room, and additional storage space. Outside, you’ll find a detached garage w/ loft, providing both convenience and functionality. Ideally located just minutes from Route 416, Route 16, and Route 75, this home offers easy access to surrounding areas. Come and give this property your finishing touches!

5. 2026-04-16
   historical $154,900 526-char remark

   Show marketing remark (526 chars)

   COLONIAL-STYLE HOME IN MERCERSBURG, PA! This property offers a great opportunity as a primary residence or investment. The home features 3 bedrooms, 2 full bathrooms, a kitchen, dining room, living room, foyer, laundry room, and additional storage space. Outside, you’ll find a detached garage w/ loft, providing both convenience and functionality. Ideally located just minutes from Route 416, Route 16, and Route 75, this home offers easy access to surrounding areas. Come and give this property your finishing touches!

6. 2014-09-01
   historical Expired
7. 2014-09-01
   historical
8. 2014-03-14
   price
9. 2014-02-25
   listed Active
10. 2013-11-13
    listed $129,900

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,843 · $154/mo
• Expected delta: +$131/yr (+$11/mo · 7.6%)

ⓘ 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,895
• − Mortgage interest: −$6,996
• − Property taxes: −$1,712
• − Insurance: −$624
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,633
• Taxable income: $4,585
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $5,210/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: Tuscarora SD
• NCES district ID: 4222740
• Math proficiency: 28% ▼ -16.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $54,293
• Composite: 35.22/100
• National rank: #4983
• State rank: #338 of 539 in PA

Livability — Mercersburg

• Score: 71/100
• State rank: #715
• US rank: #7064

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,875

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1% Black 1%
• Common ancestry: Iranian 3% Serbian 2% Romanian 2%
• Foreign-born: 2%

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: ▼ -88.30%
• Current HPI: 147.6142
• 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

-3.8% since first listed

10 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-14 Price Changed $124,900 BRIGHT MLS
• 2026-05-05 Price Changed $129,000 BRIGHT MLS
• 2026-04-20 Listed $154,900 BRIGHT MLS
• 2026-04-16 Coming Soon $154,900 BRIGHT MLS
• 2014-09-01 Delisted — MRIS
• 2014-09-01 Listing Removed — BRIGHT MLS
• 2014-03-14 Price Changed — MRIS
• 2014-02-25 Listed — MRIS
• 2013-11-13 Listed $129,900 BRIGHT MLS

Property tax history

+13.4%/yr

Latest (2026): $1,712 · +1.2% YoY. Source: county tax records.