76 Pheasant Trl · Cashtown, PA 17353

$59,900

3 bd · 1.0 ba · 1,146 sqft · SingleFamily · 85 Days on market

Built 1988 6,098 sqft lot $52/sqft · 60% below area $15/mo HOA · 1% of rent ↓ 20% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming cabin at the Gettysburg Hunting and Camping Club bordering state game lands. A perfect getaway retreat. This home comes fully furnished. Cabin features an open loft and screened in porch to enjoy quiet mornings and evenings outdoors. This property is for part time use only, it cannot be made a permanent residence. The water system is operational from April 1st to November 1st every year. There is a well dug, but not connected to cabin. Schedule your showing today!

Key facts

• Screened in porch
• Open loft
• Fully furnished

Tags

• OPEN LOFT
• SCREENED IN PORCH
• FULLY FURNISHED
• BORDERS STATE GAME LANDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,329 in PA) — a middle-class / working-renter tenant base. Strengths: schools A, crime A-, cost of living A-; Watch: amenities F, commute F, health & safety F.
• 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.
• Market conditions: 20 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($414 loan paydown + $6k appreciation (10.0% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 18y 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.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 2.39% ✓
• Cap rate: 20.34%
• Cash-on-cash: 50.16%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (median comp): $150,220
• List price: $59,900
• Delta: -60.13%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.7%
• Equity multiple: 5.61×
• Total profit: $77,306
• Equity at exit: $53,963

10-year hold

• IRR: 57.3%
• Equity multiple: 12.48×
• Total profit: $192,601
• Equity at exit: $116,373

Cash invested: $16,772 (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 17353

• Home prices YoY: 5.2%
• Active inventory: 20
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$15
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $701

Break-even live

Break-even rent $543

Max offer price $59,900

Occupancy floor 46%

Sensitivity live

Price	-10% $742	-5% $722	+0% $701	+5% $680	+10% $660
Rent	-10% $588	-5% $645	+0% $701	+5% $758	+10% $814
Rate	-1.0pp $731	-0.5pp $716	base $701	+0.5pp $686	+1.0pp $670

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 42 events

1. 2026-06-21
   days on market $59,900 Active 85 DOM
2. 2026-06-19
   days on market $59,900 Active 83 DOM
3. 2026-06-18
   days on market $59,900 Active 82 DOM
4. 2026-06-17
   days on market $59,900 Active 81 DOM
5. 2026-06-16
   days on market $59,900 Active 80 DOM
6. 2026-06-16
   days on market $59,900 Active 79 DOM
7. 2026-06-14
   days on market $59,900 Active 77 DOM
8. 2026-06-12
   days on market $59,900 Active 76 DOM
9. 2026-06-09
   days on market $59,900 Active 73 DOM
10. 2026-06-08
    days on market $59,900 Active 72 DOM
11. 2026-06-07
    days on market $59,900 Active 71 DOM
12. 2026-06-05
    days on market $59,900 Active 68 DOM
13. 2026-06-02
    days on market $59,900 Active 66 DOM
14. 2026-06-01
    days on market $59,900 Active 65 DOM
15. 2026-05-31
    days on market $59,900 Active 64 DOM
16. 2026-05-30
    days on market $59,900 Active 63 DOM
17. 2026-05-12
    status Active 493-char remark

    Show marketing remark (493 chars)

    Welcome to this charming cabin at the Gettysburg Hunting and Camping Club bordering state game lands. A perfect getaway retreat. This home comes fully furnished. Cabin features an open loft and screened in porch to enjoy quiet mornings and evenings outdoors. This property is for part time use only, it cannot be made a permanent residence. The water system is operational from April 1st to November 1st every year. There is a well dug, but not connected to cabin. Schedule your showing today!

18. 2026-05-01
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Welcome to this charming cabin at the Gettysburg Hunting and Camping Club bordering state game lands. A perfect getaway retreat. This home comes fully furnished. Cabin features an open loft and screened in porch to enjoy quiet mornings and evenings outdoors. This property is for part time use only, it cannot be made a permanent residence. The water system is operational from April 1st to November 1st every year. There is a well dug, but not connected to cabin. Schedule your showing today!

19. 2026-03-17
    listed $59,900 Active 493-char remark

    Show marketing remark (493 chars)

    Welcome to this charming cabin at the Gettysburg Hunting and Camping Club bordering state game lands. A perfect getaway retreat. This home comes fully furnished. Cabin features an open loft and screened in porch to enjoy quiet mornings and evenings outdoors. This property is for part time use only, it cannot be made a permanent residence. The water system is operational from April 1st to November 1st every year. There is a well dug, but not connected to cabin. Schedule your showing today!

20. 2025-10-31
    historical
21. 2025-07-03
    status Active
22. 2025-06-30
    historical
23. 2025-06-03
    price $64,900
24. 2024-11-14
    listed $69,900 Active
25. 2024-09-30
    historical
26. 2024-05-11
    price $72,000
27. 2024-05-10
    status Active
28. 2024-05-01
    historical
29. 2023-08-30
    price $75,000
30. 2023-06-15
    price $79,000
31. 2023-06-14
    status Active
32. 2023-05-18
    status Pending
33. 2023-05-09
    listed $82,000 Active
34. 2015-05-02
    historical
35. 2014-07-28
    listed $67,900
36. 2014-02-01
    historical
37. 2013-06-11
    listed $67,900
38. 2009-12-10
    soldstatus $65,000
39. 2009-10-22
    historical
40. 2009-08-25
    listed $69,900
41. 2009-08-22
    historical
42. 2008-09-02
    listed $74,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,165
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$180
• − Depreciation: −$1,743
• Taxable income: $7,943
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $6,507/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 — Cashtown

• Score: 62/100
• State rank: #1329
• US rank: #16387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,745

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 2% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 4% Spanish 4% Other Asian/Pacific 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: ▲ 15.28%
• Current HPI: 307.9862
• 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

-20.0% since first listed

26 events — show timeline

• 2026-05-12 Relisted — BRIGHT MLS
• 2026-05-01 Pending — BRIGHT MLS
• 2026-03-17 Listed $59,900 BRIGHT MLS
• 2025-10-31 Listing Removed — BRIGHT MLS
• 2025-07-03 Relisted — BRIGHT MLS
• 2025-06-30 Listing Removed — BRIGHT MLS
• 2025-06-03 Price Changed $64,900 BRIGHT MLS
• 2024-11-14 Listed $69,900 BRIGHT MLS
• 2024-09-30 Listing Removed — BRIGHT MLS
• 2024-05-11 Price Changed $72,000 BRIGHT MLS
• 2024-05-10 Relisted — BRIGHT MLS
• 2024-05-01 Listing Removed — BRIGHT MLS
• 2023-08-30 Price Changed $75,000 BRIGHT MLS
• 2023-06-15 Price Changed $79,000 BRIGHT MLS
• 2023-06-14 Relisted — BRIGHT MLS
• 2023-05-18 Pending — BRIGHT MLS
• 2023-05-09 Listed $82,000 BRIGHT MLS
• 2015-05-02 Listing Removed — BRIGHT MLS
• 2014-07-28 Listed $67,900 BRIGHT MLS
• 2014-02-01 Listing Removed — BRIGHT MLS
• 2013-06-11 Listed $67,900 BRIGHT MLS
• 2009-12-10 Sold (MLS) $65,000 BRIGHT MLS
• 2009-10-22 Listing Removed — BRIGHT MLS
• 2009-08-25 Listed $69,900 BRIGHT MLS
• 2009-08-22 Listing Removed — BRIGHT MLS
• 2008-09-02 Listed $74,900 BRIGHT MLS