8796 Hillside Way · Washington, PA 17268

$234,000

3 bd · 2.5 ba · 1,252 sqft · Other · 147 Days on market

Built 2023 2,511 sqft lot $187/sqft · 8% below area Est $253k · 8% under $29/mo HOA · 2% 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 +10.9/15.0
• Cash flow +9.3/30.0
• Livability +4.2/5.0
• Schools +3.8/10.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This like new home features a large living space for great entertaining which flows into your beautiful kitchen with large cabinets, kitchen island, granite tops and all appliances included! Eat in dining area leads right into your patio that is ready for outdoor fun! Upstairs, the Owner's Suite is spacious and bright with a cathedral ceiling and walk in closet. The en-suite bathroom includes a double vanity and step in shower. The 2 additional bedrooms are accompanied by another full bathroom and linen closet. Second floor washer/ dryer are included and make laundry a breeze. This townhome is in a quiet neighborhood in the highly sought-after Farmspring Estates offers the convenience of shopping, restaurants and an abundance of local amenities. Come see it today!

Key facts

• $29 HOA
• Built 2023
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $234k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (24.8% below list).
• Recommended offer: $176k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.7% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $234k implies a 1070% gain — meaningful room to come down on a strong offer.

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 $176,007 (24.8% 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. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 11.1

CMA / ARV

• ARV (median comp): $253,264
• List price: $234,000
• Delta: -7.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-48,764
• Equity at exit: $34,890

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-56,451
• Equity at exit: $20,232

Cash invested: $65,520 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$98
• HOA: −$29
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-170

Break-even live

Break-even rent $1,975

Max offer price $203,940

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-104	+0% $-170	+5% $-236	+10% $-303
Rent	-10% $-309	-5% $-240	+0% $-170	+5% $-101	+10% $-31
Rate	-1.0pp $-52	-0.5pp $-111	base $-170	+0.5pp $-231	+1.0pp $-292

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8820 Hillside Way Waynesboro, PA	3.0	2.5	1536	$2,100	$1.37	44d	1	0.03mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 25 events

1. 2026-06-18
   days on market $234,000 Active 147 DOM
2. 2026-06-17
   days on market $234,000 Active 146 DOM
3. 2026-06-16
   days on market $234,000 Active 145 DOM
4. 2026-06-15
   price $234,000 Active 144 DOM
5. 2026-06-15
   days on market $234,500 Active 144 DOM
6. 2026-06-14
   days on market $234,500 Active 142 DOM
7. 2026-06-13
   days on market $234,500 Active 141 DOM
8. 2026-06-10
   days on market $234,500 Active 139 DOM
9. 2026-06-09
   days on market $234,500 Active 138 DOM
10. 2026-06-08
    days on market $234,500 Active 137 DOM
11. 2026-06-07
    days on market $234,500 Active 136 DOM
12. 2026-06-05
    days on market $234,500 Active 133 DOM
13. 2026-06-03
    days on market $234,500 Active 132 DOM
14. 2026-06-02
    days on market $234,500 Active 131 DOM
15. 2026-06-01
    days on market $234,500 Active 130 DOM
16. 2026-05-31
    days on market $234,500 Active 129 DOM
17. 2026-05-30
    days on market $234,500 Active 128 DOM
18. 2026-03-10
    price $234,500 775-char remark

    Show marketing remark (775 chars)

    This like new home features a large living space for great entertaining which flows into your beautiful kitchen with large cabinets, kitchen island, granite tops and all appliances included! Eat in dining area leads right into your patio that is ready for outdoor fun! Upstairs, the Owner's Suite is spacious and bright with a cathedral ceiling and walk in closet. The en-suite bathroom includes a double vanity and step in shower. The 2 additional bedrooms are accompanied by another full bathroom and linen closet. Second floor washer/ dryer are included and make laundry a breeze. This townhome is in a quiet neighborhood in the highly sought-after Farmspring Estates offers the convenience of shopping, restaurants and an abundance of local amenities. Come see it today!

19. 2026-03-09
    price $230,000 775-char remark

    Show marketing remark (775 chars)

    This like new home features a large living space for great entertaining which flows into your beautiful kitchen with large cabinets, kitchen island, granite tops and all appliances included! Eat in dining area leads right into your patio that is ready for outdoor fun! Upstairs, the Owner's Suite is spacious and bright with a cathedral ceiling and walk in closet. The en-suite bathroom includes a double vanity and step in shower. The 2 additional bedrooms are accompanied by another full bathroom and linen closet. Second floor washer/ dryer are included and make laundry a breeze. This townhome is in a quiet neighborhood in the highly sought-after Farmspring Estates offers the convenience of shopping, restaurants and an abundance of local amenities. Come see it today!

20. 2026-01-23
    listed $235,000 Active 775-char remark

    Show marketing remark (775 chars)

    This like new home features a large living space for great entertaining which flows into your beautiful kitchen with large cabinets, kitchen island, granite tops and all appliances included! Eat in dining area leads right into your patio that is ready for outdoor fun! Upstairs, the Owner's Suite is spacious and bright with a cathedral ceiling and walk in closet. The en-suite bathroom includes a double vanity and step in shower. The 2 additional bedrooms are accompanied by another full bathroom and linen closet. Second floor washer/ dryer are included and make laundry a breeze. This townhome is in a quiet neighborhood in the highly sought-after Farmspring Estates offers the convenience of shopping, restaurants and an abundance of local amenities. Come see it today!

21. 2026-01-19
    historical $235,000 775-char remark

    Show marketing remark (775 chars)

    This like new home features a large living space for great entertaining which flows into your beautiful kitchen with large cabinets, kitchen island, granite tops and all appliances included! Eat in dining area leads right into your patio that is ready for outdoor fun! Upstairs, the Owner's Suite is spacious and bright with a cathedral ceiling and walk in closet. The en-suite bathroom includes a double vanity and step in shower. The 2 additional bedrooms are accompanied by another full bathroom and linen closet. Second floor washer/ dryer are included and make laundry a breeze. This townhome is in a quiet neighborhood in the highly sought-after Farmspring Estates offers the convenience of shopping, restaurants and an abundance of local amenities. Come see it today!

22. 2025-12-31
    historical
23. 2025-09-23
    listed $239,000 Active
24. 2025-09-22
    historical
25. 2022-01-12
    soldstatus $20,000

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $3,091 · $258/mo
• Expected delta: +$607/yr (+$51/mo · 24.4%)

ⓘ 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: $21,121
• − Mortgage interest: −$13,108
• − Property taxes: −$2,484
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$348
• − Depreciation: −$6,807
• Taxable loss: −$6,175
• Est. tax savings @ 24.0%: +$1,482
• After-tax cash flow: $-560/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 — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 56,916 people
• City population: 50,348
• 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

+1072.5% since first listed

8 events — show timeline

• 2026-03-10 Price Changed $234,500 BRIGHT MLS
• 2026-03-09 Price Changed $230,000 BRIGHT MLS
• 2026-01-23 Listed $235,000 BRIGHT MLS
• 2026-01-19 Coming Soon $235,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-09-23 Listed $239,000 BRIGHT MLS
• 2025-09-22 Coming Soon — BRIGHT MLS
• 2022-01-12 Sold (Public Records) $20,000 Public Records

Property tax history

+42.7%/yr

Latest (2026): $2,484 · +0.0% YoY. Source: county tax records.