584 Aspers Bendersville Rd · Aspers, PA 17304

$149,900

3 bd · 1.5 ba · 1,392 sqft · Other public records · 60 Days on market

Built 1800 1.20 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1.20 Acre parcel with pubic sewer. Property features a 3 bedroom farmhouse ready to be restored. Land boarders the Opossum creek.

Key facts

• Public sewer
• 1.2 acres
• Flexible layout

Tags

• FLEXIBLE LAYOUT
• WALK-OUT BASEMENT
• FULL ATTIC
• WELL WATER
• PUBLIC SEWER
• 1.2 ACRES

Property features AI

Finance

• Other:
• Financial info: Fee simple ownership; Property described as needing major rehab
• HOA & community:

Exterior

• Parking: Two off-street parking spaces (total of 2 garage/parking spaces)
• Security:
• Utilities: Well water; Public sewer; Electric and phone available; Cable TV available; Municipal trash not provided
• Home design: Detached property; Two levels; Main entrance faces south
• Construction: Aluminum siding; Stone foundation; Metal roof; Building not winterized; Pets allowed (cats and dogs)
• Exterior features: Backs to trees; Partly wooded lot with rear yard and sloping terrain; Road frontage and side yards; Has a water view; Not in a development

Interior

• Kitchen:
• Bedrooms: Three bedrooms on the main level
• Flooring: Rough-in flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Natural gas heating
• Interior features: Full basement (approximately half the footprint) in need of major rehab; Living area and other size data per assessor
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#598 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Upper Adams SD (rural): math 33% / reading 52% proficiency, ranked #298 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Biglerville El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 435 students, 51% FRL); Upper Adams Ms (math 17% / reading 48%, grade F, #355 of 512 statewide, top 70%, 271 students, 48% FRL); Biglerville Hs (math 62% / reading 24%, grade F, #215 of 437 statewide, top 50%, 529 students, 39% FRL).
• Market conditions: 13 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $71k; list at $150k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.44% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.1%
• Equity multiple: 3.72×
• Total profit: $114,324
• Equity at exit: $135,042

10-year hold

• IRR: 30.3%
• Equity multiple: 8.42×
• Total profit: $311,316
• Equity at exit: $291,223

Cash invested: $41,972 (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 17304

• Home prices YoY: 14.1%
• Active inventory: 13
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$276 /mo · $3,306/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $511

Break-even live

Break-even rent $1,507

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $596	-5% $554	+0% $511	+5% $469	+10% $426
Rent	-10% $341	-5% $426	+0% $511	+5% $596	+10% $681
Rate	-1.0pp $587	-0.5pp $549	base $511	+0.5pp $472	+1.0pp $433

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $149,900 Active 60 DOM
2. 2026-06-18
   days on market $149,900 Active 59 DOM
3. 2026-06-17
   days on market $149,900 Active 58 DOM
4. 2026-06-16
   days on market $149,900 Active 57 DOM
5. 2026-06-15
   days on market $149,900 Active 56 DOM
6. 2026-06-14
   days on market $149,900 Active 54 DOM
7. 2026-06-12
   days on market $149,900 Active 53 DOM
8. 2026-06-09
   days on market $149,900 Active 50 DOM
9. 2026-06-08
   days on market $149,900 Active 49 DOM
10. 2026-06-07
    days on market $149,900 Active 48 DOM
11. 2026-06-03
    days on market $149,900 Active 44 DOM
12. 2026-06-02
    days on market $149,900 Active 43 DOM
13. 2026-06-01
    days on market $149,900 Active 42 DOM
14. 2026-05-31
    days on market $149,900 Active 41 DOM
15. 2026-05-30
    days on market $149,900 Active 40 DOM
16. 2026-04-20
    listed $149,900 Active 1125-char remark
17. 2024-07-03
    soldstatus $71,000
18. 2024-07-02
    soldstatus $71,000 Closed 129-char remark

    Show marketing remark (129 chars)

    1.20 Acre parcel with pubic sewer. Property features a 3 bedroom farmhouse ready to be restored. Land boarders the Opossum creek.

19. 2024-06-07
    status Pending 129-char remark

    Show marketing remark (129 chars)

    1.20 Acre parcel with pubic sewer. Property features a 3 bedroom farmhouse ready to be restored. Land boarders the Opossum creek.

20. 2024-06-03
    listed $50,000 Active 129-char remark

    Show marketing remark (129 chars)

    1.20 Acre parcel with pubic sewer. Property features a 3 bedroom farmhouse ready to be restored. Land boarders the Opossum creek.

21. 2023-12-28
    price $52,000
22. 2023-11-30
    price $54,700
23. 2023-10-29
    price $57,500
24. 2023-09-26
    price $60,500

ⓘ 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: $3,306 · $276/mo
• Projected year-2 tax: $3,306 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $25,849
• − Mortgage interest: −$8,397
• − Property taxes: −$3,306
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$4,361
• Taxable income: $4,102
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $5,150/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: Upper Adams SD
• NCES district ID: 4224300
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $56,964
• Composite: 37.16/100
• National rank: #4482
• State rank: #298 of 539 in PA

Livability — Aspers

• Score: 72/100
• State rank: #598
• US rank: #5734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aspers, PA
• City population: 3,039
• Population (ZIP): 3,039

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 21% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 14%

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: ▲ 41.77%
• Current HPI: 337.3691
• 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

+147.8% since first listed

9 events — show timeline

• 2026-04-20 Listed $149,900 BRIGHT MLS
• 2024-07-03 Sold (Public Records) $71,000 Public Records
• 2024-07-02 Sold (MLS) $71,000 BRIGHT MLS
• 2024-06-07 Pending — BRIGHT MLS
• 2024-06-03 Listed $50,000 BRIGHT MLS
• 2023-12-28 Price Changed $52,000 BRIGHT MLS
• 2023-11-30 Price Changed $54,700 BRIGHT MLS
• 2023-10-29 Price Changed $57,500 BRIGHT MLS
• 2023-09-26 Price Changed $60,500 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $3,306 · +0.0% YoY. Source: county tax records.