10655 Bailey Springs Ln #29 · Rouzerville, PA 17268

$129,900

3 bd · 2.0 ba · 1,426 sqft · Manufactured · 35 Days on market

Built 2005

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Why rent when you can own your own home! Delightful double-wide residence, ideally positioned on a lot that backs to mature trees, providing exceptional privacy and a peaceful setting. Upon entering through the foyer, you’ll appreciate the inviting open floor plan and spacious living room, complete with an entertainment center. The kitchen is thoughtfully designed with a large pantry, recessed lighting, under-cabinet illumination, a breakfast bar, abundant cabinets and countertops, and separate dining area. The home features three comfortable bedrooms and two full bathrooms. The primary suite boasts generous space and an en-suite bath with double sinks, a garden tub, and a separate sh

Key facts

• Open floor plan
• Large pantry
• Recessed lighting

Tags

• DOUBLE-WIDE RESIDENCE
• BACKS TO MATURE TREES
• OPEN FLOOR PLAN
• SPACIOUS LIVING ROOM
• LARGE PANTRY
• RECESSED LIGHTING

Property features AI

Finance

• Other: Pets allowed (cats and dogs allowed; number limits and case-by-case rules apply)
• Financial info: Ownership interest via ground rent; Annual/periodic ground rent noted
• HOA & community: Ground rent exists; paid monthly

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Very good condition; Estimated above-grade finished area
• Construction: Vinyl siding; Asphalt roof; Pillar/Post/Pier foundation; Built in (assessor) year noted
• Exterior features: Shed; Above-grade and below-grade structures noted

Interior

• Kitchen: Refrigerator; Electric oven/range; Microwave; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Dining area; Master bathroom; Built-in storage; Walk-in closet(s); Pantry
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,013 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: employment D+, schools F, amenities F.
• 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; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.

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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.29% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.35%
• DSCR: 1.68
• GRM: 6.5

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $8,584
• Equity at exit: $19,369

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $45,636
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$124 /mo · $1,482/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $465

Break-even live

Break-even rent $1,087

Max offer price $129,900

Occupancy floor 67%

Sensitivity live

Price	-10% $539	-5% $502	+0% $465	+5% $428	+10% $392
Rent	-10% $333	-5% $399	+0% $465	+5% $531	+10% $598
Rate	-1.0pp $531	-0.5pp $498	base $465	+0.5pp $432	+1.0pp $397

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-23
   listed $129,900 Active 1021-char remark
2. 2016-10-22
   historical Expired
3. 2016-10-22
   historical
4. 2016-09-19
   price
5. 2016-09-19
   status Active
6. 2016-09-19
   historical Expired
7. 2016-06-16
   listed Active
8. 2016-06-15
   listed $45,900

ⓘ 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: $1,482 · $124/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$285/yr (+$24/mo · 19.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,113
• − Mortgage interest: −$7,276
• − Property taxes: −$1,482
• − Insurance: −$650
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$3,779
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $4,693/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 — Rouzerville

• Score: 67/100
• State rank: #1013
• US rank: #11193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

+183.0% since first listed

9 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-04-23 Listed $129,900 BRIGHT MLS
• 2016-10-22 Listing Removed — BRIGHT MLS
• 2016-10-22 Delisted — MRIS
• 2016-09-19 Price Changed — MRIS
• 2016-09-19 Relisted — MRIS
• 2016-09-19 Delisted — MRIS
• 2016-06-16 Listed — MRIS
• 2016-06-15 Listed $45,900 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $1,482 · +0.0% YoY. Source: county tax records.