2581 Old Harrisburg Rd #46 · Gettysburg, PA 17325

$50,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 13 Days on market

Built 2006

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2006 double-wide home located in the desirable Ridge Community Park, just minutes from historic Gettysburg and convenient to Route 15. Inside, you'll find a generous living room featuring a cozy fireplace, a large kitchen with center island and adjoining dining area, and three bedrooms. The primary suite offers a walk-in closet and a private bath complete with a soaking tub. A separate laundry room includes the washer and dryer. Step outside and enjoy beautiful sunset views from the rear covered porch. An additional garden shed provides extra storage space. ⚠️ Important Property Information: This property is being sold strictly AS-IS. It appears the plumbing system

Key facts

• Rear covered porch
• Double-wide home
• Private bath

Tags

• DOUBLE-WIDE HOME
• LARGE KITCHEN
• CENTER ISLAND
• PRIVATE BATH
• SOAKING TUB
• REAR COVERED PORCH

Property features AI

Finance

• Other: Property manager present; Ownership interest: ground rent; Property condition: major rehab needed; Building not winterized; Mobile home dimensions approximately 26 ft by 54 ft; Model: 3A123ABY; Make: Astro Homes
• Financial info: Ground rent paid monthly
• HOA & community: Ground rent exists (monthly payment)

Exterior

• Parking: Paved driveway; Driveway parking for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Cable internet available; Municipal trash not provided
• Home design: Manufactured double-wide home; Single-story (1 level); Main entrance faces south; Above-grade finished living space
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built by Astro Homes; Estimated year built
• Exterior features: Porch(es) with roof; Private blacktop road access; Near national park

Interior

• Kitchen: Built-in range; Dishwasher; Gourmet kitchen with island
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air (electric); 100 Amp electrical service
• Interior features: Open floor plan; Gourmet kitchen with island; Skylights; Soaking tub; Stall shower; Combined tub/shower; Master bath(s); Walk-in closets; Dining area; Window treatments; Drywall and paneled/mod walls
• Laundry & utility: Washer and dryer in unit; Laundry area present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 25.4% vs local median 2.1% in Gettysburg — 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 87/100 on livability (#45 in PA, #253 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: housing C-, employment D.
• 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.
• Zoned schools: Gettysburg Area Hs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,024 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 313 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 2.96% ✓
• Cap rate: 25.36%
• Cash-on-cash: 68.10%
• DSCR: 4.03
• GRM: 2.8

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: 67.5%
• Equity multiple: 4.04×
• Total profit: $42,541
• Equity at exit: $7,455

10-year hold

• IRR: 71.7%
• Equity multiple: 8.31×
• Total profit: $102,367
• Equity at exit: $4,323

Cash invested: $14,000 (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 17325

• Home prices YoY: -22.4%
• Active inventory: 313
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$262
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $795

Break-even live

Break-even rent $475

Max offer price $50,000

Occupancy floor 41%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 York St Unit 4 Gettysburg, PA	2.0	1.5	1000	$1,300	$1.30	13d	1	0.19mi
140 Carlisle St Gettysburg, PA	2.0	1.0–2.0	887	$1,162	$1.31	3d	1	0.37mi
239 N Stratton St Gettysburg, PA	3.0	1.5	1506	$1,850	$1.23	21d	1	0.42mi
802 Sunset Ave Gettysburg, PA	3.0	1.5	1116	$1,950	$1.75	43d	1	0.84mi
1115 York Rd Gettysburg, PA	1.0–2.0	1.0–2.0	1186	$1,870	$1.58	12d	20	1.46mi

Listing history 10 events

1. 2026-06-17
   status $50,000 Pending 13 DOM
2. 2026-06-16
   days on market $50,000 Active 13 DOM
3. 2026-06-16
   days on market $50,000 Active 12 DOM
4. 2026-06-14
   days on market $50,000 Active 10 DOM
5. 2026-06-12
   days on market $50,000 Active 9 DOM
6. 2026-06-09
   days on market $50,000 Active 6 DOM
7. 2026-06-08
   days on market $50,000 Active 5 DOM
8. 2026-06-07
   days on market $50,000 Active 4 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $50,000 Active 1 DOM

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,767
• − Mortgage interest: −$2,801
• − Property taxes: −$1,105
• − Insurance: −$250
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$1,455
• Taxable income: $9,314
• Est. tax owed @ 24.0%: −$2,235
• After-tax cash flow: $7,299/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: 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 — Gettysburg

• Score: 87/100
• State rank: #45
• US rank: #253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gettysburg, PA
• County: Adams County · 30,373 people
• City population: 30,373
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

• 2026-06-03 Listed $50,000 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2026): $1,105 · +0.7% YoY. Source: county tax records.