0 Means Hollow Rd · Shippensburg, PA 17257

$74,900

2 bd · None ba · 1,136 sqft · Land · 283 Days on market

Built 1956 $66/sqft · 69% below area

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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 +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

Key facts

• 3 parking spots
• Built 1956
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath land listed at $75k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 3.5% in Shippensburg — 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 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute 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.
• Zoned schools: James Burd El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 502 students, 57% FRL); Shippensburg Area Ms (math 17% / reading 49%, grade F, #346 of 512 statewide, top 69%, 786 students, 55% FRL); Shippensburg Area Shs (math 71% / reading 30%, grade D+, #131 of 437 statewide, top 30%, 1,138 students, 46% FRL) — zoned schools average 53% FRL vs 30% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.28%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $245,000
• List price: $74,900
• Delta: -69.43%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 1.92×
• Total profit: $19,361
• Equity at exit: $11,168

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $57,471
• Equity at exit: $6,476

Cash invested: $20,972 (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 17257

• Home prices YoY: -17.3%
• Active inventory: 162
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $494

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 56%

Sensitivity live

Price	-10% $546	-5% $520	+0% $494	+5% $468	+10% $442
Rent	-10% $393	-5% $444	+0% $494	+5% $545	+10% $595
Rate	-1.0pp $532	-0.5pp $513	base $494	+0.5pp $475	+1.0pp $455

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-03-31
   price $74,900 1797-char remark

   Show marketing remark (1797 chars)

   Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

2. 2026-01-08
   price $79,900 1797-char remark

   Show marketing remark (1797 chars)

   Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

3. 2025-08-21
   status Active 1797-char remark

   Show marketing remark (1797 chars)

   Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

4. 2025-08-14
   historical 1797-char remark

   Show marketing remark (1797 chars)

   Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

5. 2025-08-13
   listed $84,900 Active 1797-char remark

   Show marketing remark (1797 chars)

   Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

6. 2025-08-08
   historical $84,900 1797-char remark

   Show marketing remark (1797 chars)

   Tucked into the mountains of Michaux State Forest near Shippensburg, this rustic off-grid recreational cabin offers the kind of getaway buyers are always searching for but rarely find. Set along Means Hollow Road on state leased ground, this property is the perfect retreat for hunters, outdoorsmen, weekend adventurers, or anyone craving a private mountain escape surrounded by thousands of acres of public forestland. Positioned in a peaceful hollow with a mountain stream flowing just off the screened-in porch, this cabin delivers the setting people picture when they think of a true Pennsylvania woodland retreat. The surrounding area has recently seen selective timbering on nearby state land, opening up portions of the forest for improved visibility, expanded views, and even better hunting opportunity. Whether you are looking for a base camp, a seasonal escape, or a place to unplug and recharge, this property offers an authentic back-to-nature experience. The cabin is being sold fully furnished and as-is, ready for immediate enjoyment. Inside, you will find classic rustic charm, while outside the location speaks for itself. With Long Pine Run Reservoir, Caledonia State Park, and extensive state forest recreation nearby, this is an ideal hub for hunting, hiking, fishing, relaxing, and making memories in the mountains. This is a true recreational property and is not permitted to be used as a primary residence. The cabin is located on Pennsylvania state leased land, and the state land lease is mandatory. Because of the lease structure, cash sale only—no mortgages or liens permitted. If you have been looking for an affordable way to own a cabin retreat in one of South Central Pennsylvania’s most sought-after outdoor settings, this is an exceptional opportunity.

7. 2017-07-10
   soldstatus $99,900 153-char remark

   Show marketing remark (153 chars)

   Lot #2 Means Hollow Road includes 6.96 wooded acres. This property would make a beautiful home site. Plat and deed are under documents. Sign on property.

8. 2017-06-20
   historical 153-char remark

   Show marketing remark (153 chars)

   Lot #2 Means Hollow Road includes 6.96 wooded acres. This property would make a beautiful home site. Plat and deed are under documents. Sign on property.

9. 2017-06-17
   listed $99,900 153-char remark

   Show marketing remark (153 chars)

   Lot #2 Means Hollow Road includes 6.96 wooded acres. This property would make a beautiful home site. Plat and deed are under documents. Sign on property.

10. 2012-06-28
    soldstatus $56,000
11. 2012-05-30
    historical
12. 2012-05-11
    listed $60,000

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

Taxation est. · year 1

• Rental income: $15,370
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,179
• Taxable income: $5,038
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,722/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 — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 29,204
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 29,204
• Household income: $71,181
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 855.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · German/W. Germanic 5% Spanish 2% 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: ▼ -62.12%
• Current HPI: 297.1586
• Rent YoY: —
• Metro: Harrisburg-Carlisle, 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

+24.8% since first listed

12 events — show timeline

• 2026-03-31 Price Changed $74,900 BRIGHT MLS
• 2026-01-08 Price Changed $79,900 BRIGHT MLS
• 2025-08-21 Relisted — BRIGHT MLS
• 2025-08-14 Listing Removed — BRIGHT MLS
• 2025-08-13 Listed $84,900 BRIGHT MLS
• 2025-08-08 Coming Soon $84,900 BRIGHT MLS
• 2017-07-10 Sold (MLS) $99,900 BRIGHT MLS
• 2017-06-20 Listing Removed — BRIGHT MLS
• 2017-06-17 Listed $99,900 BRIGHT MLS
• 2012-06-28 Sold (MLS) $56,000 BRIGHT MLS
• 2012-05-30 Listing Removed — BRIGHT MLS
• 2012-05-11 Listed $60,000 BRIGHT MLS