30 Debra Ln Unit 67B · Schlusser, PA 17013

$260,475

3 bd · 2.0 ba · 1,564 sqft · Townhouse · 30 Days on market

Built 2026 $167/sqft · 13% below area Est $300k · 13% under $70/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +13.4/15.0
• Cash flow +7.4/30.0
• Schools +3.8/10.0
• Livability +3.3/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LEHMANS LANDING TO BE BUILT JUNIPER WITH NOVEMBER 2026 DELVERY. This community is just 2 miles from downtown Carlisle, bringing new townhomes with 1-car garages to a location that keeps you close to everything that makes it easy to live your life your way—with modern spaces and a vibe that fits. The Juniper floorplan combines all the amenities of single-family living with total convenience. The main living level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge walk-in closet. INCLUDED on the entry level is the option for additional finished living space that can be used as a TV room, study, or office. Let us show you the value of new construction and forget the costly repairs and maintenance of an older home. We stand by our homes; included is a new home warranty giving you the peace of mind that you deserve. Call TODAY to schedule your tour and discover all The Juniper has to offer! A DECORATED JUNIPER MODEL IS AVAILABLE TO WALK THROUGH!!! Photos are representative only.

Key facts

• Huge walk-in closet
• Gourmet kitchen
• Dining area

Tags

• GOURMET KITCHEN
• OPEN LIVING AREA
• DINING AREA
• LUXURY OWNER'S SUITE
• FULL BATH
• HUGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (25.2% below list).
• Recommended offer: $195k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Schlusser — 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 66/100 on livability (#1,058 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Carlisle Area SD (urban): math 33% / reading 55% proficiency, ranked #277 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 516 students, 51% FRL); Wilson Ms (math 20% / reading 53%, grade F, #307 of 512 statewide, top 61%, 577 students, 52% FRL); Carlisle Area Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,578 students, 39% FRL) — zoned schools average 47% FRL vs 30% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 312 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• This rent runs 33% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,752 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.46%
• DSCR: 0.76
• GRM: 11.1

CMA / ARV

• ARV (median comp): $300,027
• List price: $260,475
• Delta: -13.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Lehman Dr	0.12mi	2/2.0 (-1)	1,555 (-1%)	7mo	$289,000	$186	82
140 Lehman Dr	0.11mi	2/2.0 (-1)	1,532 (-2%)	12mo	$289,900	$189	76
21 Debra Ln Unit 53C SPEC	0.52mi	3/2.5	1,564 (0%)	4mo	$276,490	$177	71
23 Debra Ln Unit 53B	0.51mi	3/2.5	1,564 (0%)	5mo	$298,985	$191	70
19 Debra Ln Unit 53D	0.52mi	3/2.5	1,564 (0%)	6mo	$303,985	$194	68
25 Debra Ln Unit 53A	0.51mi	3/2.5	1,564 (0%)	7mo	$314,990	$201	68
37 Debra Ln Unit 61F SPEC	0.51mi	3/2.5	1,498 (-4%)	3mo	$280,000	$187	65
31 Debra Ln Unit 61C	0.51mi	3/1.5	1,498 (-4%)	3mo	$305,485	$204	65
33 Debra Ln Unit 61D	0.50mi	3/1.5	1,498 (-4%)	5mo	$289,990	$194	64
29 Debra Ln Unit 61B	0.51mi	3/1.5	1,498 (-4%)	5mo	$307,990	$206	63
27 Debra Ln Unit 61A	0.51mi	3/2.5	1,498 (-4%)	6mo	$329,990	$220	62
35 Debra Ln Unit 61E	0.51mi	3/2.5	1,498 (-4%)	6mo	$294,990	$197	62

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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-64,149
• Equity at exit: $38,838

10-year hold

• IRR: -24.5%
• Equity multiple: -0.18×
• Total profit: $-86,404
• Equity at exit: $22,521

Cash invested: $72,933 (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 17013

• Rents YoY: 2.5%
• Active inventory: 312
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,366
• Tax est. 1.5%: −$326 /mo · $3,907/yr
• Insurance: −$109
• HOA: −$70
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-332

Break-even live

Break-even rent $2,367

Max offer price $212,500

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-242	+0% $-332	+5% $-422	+10% $-512
Rent	-10% $-485	-5% $-408	+0% $-332	+5% $-255	+10% $-178
Rate	-1.0pp $-200	-0.5pp $-265	base $-332	+0.5pp $-399	+1.0pp $-468

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: $65,119
• Closing costs: $7,814
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1838 Mary Ln Carlisle, PA	3.0	1.5	1523	$800	$0.53	15d	1	0.76mi
130 Imperial Ct Carlisle, PA	3.0	2.0	1137	$1,650	$1.45	45d	1	1.13mi
10 Heather Dr Carlisle, PA	4.0	2.5	1625	$2,200	$1.35	22d	1	1.17mi
1142 Redwood Dr Carlisle, PA	3.0	2.5	1344	$1,495	$1.11	25d	1	1.42mi
9 Heather Cir CARLISLE BRKS, PA	4.0	2.5	1625	$2,200	$1.35	25d	1	1.49mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 1 events

1. 2026-04-21
   listed $249,990 Active 1321-char remark

   Show marketing remark (1321 chars)

   LEHMANS LANDING TO BE BUILT JUNIPER WITH NOVEMBER 2026 DELVERY. This community is just 2 miles from downtown Carlisle, bringing new townhomes with 1-car garages to a location that keeps you close to everything that makes it easy to live your life your way—with modern spaces and a vibe that fits. The Juniper floorplan combines all the amenities of single-family living with total convenience. The main living level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge walk-in closet. INCLUDED on the entry level is the option for additional finished living space that can be used as a TV room, study, or office. Let us show you the value of new construction and forget the costly repairs and maintenance of an older home. We stand by our homes; included is a new home warranty giving you the peace of mind that you deserve. Call TODAY to schedule your tour and discover all The Juniper has to offer! A DECORATED JUNIPER MODEL IS AVAILABLE TO WALK THROUGH!!! Photos are representative only.

ⓘ 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: $23,370
• − Mortgage interest: −$14,591
• − Property taxes: −$3,907
• − Insurance: −$1,302
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$840
• − Depreciation: −$7,577
• Taxable loss: −$8,587
• Est. tax savings @ 24.0%: +$2,061
• After-tax cash flow: $-1,918/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: Carlisle Area SD
• NCES district ID: 4205010
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $55,334
• Composite: 38.23/100
• National rank: #4247
• State rank: #277 of 539 in PA

Livability — Schlusser

• Score: 66/100
• State rank: #1058
• US rank: #11941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 37,738
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,513
• Household income: $71,042
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1444.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -140.48%
• Current HPI: 247.337
• Rent YoY: ▲ 2.54%
• Metro: Harrisburg-Carlisle, 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

1 event — show timeline

• 2026-04-21 Listed $249,990 BRIGHT MLS