3666 Orrstown Rd · Orrstown, PA 17244

$145,000

2 bd · 1.0 ba · 1,300 sqft · Other · 21 Days on market

Built 1900 4,356 sqft lot

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Why this score? — see what drove the C+ 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 +22.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

Key facts

• Built 1900
• Listed 21 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Semi-detached home; Fee simple ownership; Estimated year built
• Construction: Vinyl siding; Permanent foundation
• Exterior features: Partially finished walkout basement with connecting stairway and front entrance; Shed on the property; No tidal water

Interior

• Bedrooms: 2 bedrooms on the upper level
• Flooring: Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat; Oil-fired heating
• Interior features: Ceiling fan(s); Dining area; Tub with shower

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (2.0% below list).
• Recommended offer: $142k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,493 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment C-, schools F, amenities F.
• Shippensburg Area SD (town): math 31% / reading 52% proficiency, ranked #335 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.3% local appreciation)).
• At projected returns (4.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago 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 $88k; list at $145k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,124 (2.0% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.26%
• Cash-on-cash: 7.01%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.06×
• Total profit: $42,839
• Equity at exit: $76,162

10-year hold

• IRR: 17.8%
• Equity multiple: 3.94×
• Total profit: $119,259
• Equity at exit: $126,728

Cash invested: $40,600 (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 17244

• Home prices YoY: 1.4%
• Active inventory: 9
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $237

Break-even live

Break-even rent $1,121

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $145,000 Active 21 DOM
2. 2026-06-17
   days on market $145,000 Active 20 DOM
3. 2026-06-16
   days on market $145,000 Active 19 DOM
4. 2026-06-15
   days on market $145,000 Active 18 DOM
5. 2026-06-14
   days on market $145,000 Active 16 DOM
6. 2026-06-13
   days on market $145,000 Active 15 DOM
7. 2026-06-10
   days on market $145,000 Active 13 DOM
8. 2026-06-09
   days on market $145,000 Active 12 DOM
9. 2026-06-08
   days on market $145,000 Active 11 DOM
10. 2026-06-07
    days on market $145,000 Active 10 DOM
11. 2026-06-03
    days on market $145,000 Active 6 DOM
12. 2026-06-02
    days on market $145,000 Active 5 DOM
13. 2026-06-01
    days on market $145,000 Active 4 DOM
14. 2026-05-31
    days on market $145,000 Active 3 DOM
15. 2026-05-31
    days on market $145,000 Active 2 DOM
16. 2026-05-16
    historical $145,000 722-char remark
17. 2026-03-17
    soldstatus $88,000
18. 2013-06-04
    soldstatus $86,750
19. 2013-05-31
    soldstatus $86,750 182-char remark

    Show marketing remark (182 chars)

    Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

20. 2013-05-31
    soldstatus $86,750

    Show marketing remark (182 chars)

    Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

21. 2013-04-23
    historical 182-char remark

    Show marketing remark (182 chars)

    Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

22. 2013-04-23
    historical

    Show marketing remark (182 chars)

    Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

23. 2012-10-29
    listed $92,500 182-char remark

    Show marketing remark (182 chars)

    Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

24. 2012-10-29
    listed $92,500

    Show marketing remark (182 chars)

    Great investment property, side by side Duplex each side offers 3 bedrooms, dining room, full bath, kitchen and many updates, why rent, live in one side, rent the other, great price,

25. 2012-02-16
    historical
26. 2012-02-16
    historical
27. 2011-08-17
    listed $97,900
28. 2011-08-17
    listed
29. 2011-08-02
    historical
30. 2011-08-02
    historical
31. 2010-08-03
    listed
32. 2010-08-03
    listed $99,000

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,533 · $128/mo
• Expected delta: +$758/yr (+$63/mo · 97.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 15 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: $17,055
• − Mortgage interest: −$8,122
• − Property taxes: −$776
• − Insurance: −$725
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,218
• Taxable income: $485
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $2,732/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: Shippensburg Area SD
• NCES district ID: 4221570
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,585
• Composite: 35.42/100
• National rank: #4938
• State rank: #335 of 539 in PA

Livability — Orrstown

• Score: 60/100
• State rank: #1493
• US rank: #19353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orrstown, PA
• Population (ZIP): 2,305

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 (93%)
• Race & ethnicity: White 93% Two or more races 2%
• Common ancestry: Slovak 1% Romanian 1% Estonian 1%
• Foreign-born: 0% · Canada
• Languages at home: 81% English-only · German/W. Germanic 18% Other Indo-European 1%

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: ▲ 4.31%
• Current HPI: 322.3009
• 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

+46.5% since first listed

18 events — show timeline

• 2026-05-29 Listed $145,000 BRIGHT MLS
• 2026-05-16 Coming Soon $145,000 BRIGHT MLS
• 2026-03-17 Sold (Public Records) $88,000 Public Records
• 2013-06-04 Sold (Public Records) $86,750 Public Records
• 2013-05-31 Sold (MLS) $86,750 BRIGHT MLS
• 2013-05-31 Sold (MLS) $86,750 MRIS
• 2013-04-23 Listing Removed — BRIGHT MLS
• 2013-04-23 Delisted — MRIS
• 2012-10-29 Listed $92,500 BRIGHT MLS
• 2012-10-29 Listed $92,500 MRIS
• 2012-02-16 Delisted — MRIS
• 2012-02-16 Listing Removed — BRIGHT MLS
• 2011-08-17 Listed — MRIS
• 2011-08-17 Listed $97,900 BRIGHT MLS
• 2011-08-02 Delisted — MRIS
• 2011-08-02 Listing Removed — BRIGHT MLS
• 2010-08-03 Listed — MRIS
• 2010-08-03 Listed $99,000 BRIGHT MLS

Property tax history

+15.2%/yr

Latest (2026): $776 · +3.2% YoY. Source: county tax records.