45 Twin Oak · Bendersville, PA 17304

$216,000

2 bd · 1.0 ba · 560 sqft · Other public records · 5 Days on market

Built 1960 2.02 ac lot $33/mo HOA · 2% of rent

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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 +13.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Whether you’re looking for a full-time home, a weekend getaway, or a vacation rental opportunity, this cute and cozy retreat has a lot to offer. Tucked away on 2 private wooded acres, it’s the perfect place to relax, unwind, and enjoy nature. Spend your mornings with coffee or your evenings grilling on the large covered front porch. Inside, this 2-bedroom, 1-bath home has been completely renovated and features hardwood floors, an open floor plan, a brick fireplace, newer windows and roof, and a fully equipped kitchen with granite countertops, range, and refrigerator. The home is also fully furnished and move-in ready, making it an easy choice for your next home or getaway. Pleas

Key facts

• 2.02 acre lot
• 4 parking spots
• Built 1960

Property features AI

Finance

• Other: Fee simple ownership; Property assessed and tax details available
• HOA & community: Annual HOA fee of $400 covering road maintenance

Exterior

• Parking: Paved driveway with four driveway spaces (total of 4 garage/parking spaces)
• Utilities: Well water; On-site septic; Electric service
• Home design: Detached single-family home; Estimated year built (effective remodel 2013); Structure faces unspecified direction
• Construction: Stick built with vinyl siding; Asphalt roof; Block foundation with crawl space
• Exterior features: Porch(es); Partly wooded, private and secluded setting; Rural location with sloping terrain and trees; Not in a development

Interior

• Kitchen: Electric oven/range; Refrigerator
• Basement: Basement present with outside entrance; Partial finished area below grade
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom on the main level (one full bath total)
• Fireplace: One brick fireplace
• Heating & cooling: Electric baseboard heat; Ceiling fans; Window air conditioning units; Electric hot water
• Interior features: Open floor plan with combination kitchen/living area; Kitchen island; Kitchenette; Stall shower; Ceiling fan(s); Wood floors; Furnished
• Laundry & utility: Washer; Electric dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $216k.

Deal economics

• At list price, monthly cash flow is $2 ($19/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 $179k (17.3% below list).
• Recommended offer: $179k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#687 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools D+, 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.
• 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 $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $95k; list at $216k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $178,695 (17.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 10.1

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: 24.3%
• Equity multiple: 2.95×
• Total profit: $117,716
• Equity at exit: $194,590

10-year hold

• IRR: 21.5%
• Equity multiple: 6.73×
• Total profit: $346,528
• Equity at exit: $419,640

Cash invested: $60,480 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,787 medium
• Mortgage (P&I): −$1,133
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$90
• HOA: −$33
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $2

Break-even live

Break-even rent $1,785

Max offer price $216,000

Occupancy floor 95%

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 12 events

1. 2026-06-13
   status $216,000 Pending 5 DOM
2. 2026-06-12
   days on market $216,000 Active 5 DOM
3. 2026-06-09
   days on market $216,000 Active 2 DOM
4. 2026-06-08
   statusdays on market $216,000 Active 1 DOM
5. 2026-06-07
   days on market $216,000 Coming Soon 16 DOM
6. 2026-06-03
   days on market $216,000 Coming Soon 12 DOM
7. 2026-06-02
   days on market $216,000 Coming Soon 11 DOM
8. 2026-06-01
   days on market $216,000 Coming Soon 10 DOM
9. 2026-05-31
   days on market $216,000 Coming Soon 9 DOM
10. 2026-05-30
    days on market $216,000 Coming Soon 8 DOM
11. 2026-05-22
    historical $216,000
12. 2006-07-19
    soldstatus $95,000

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $2,633 · $219/mo
• Expected delta: +$780/yr (+$65/mo · 42.1%)

ⓘ 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 4/10 Moderate 6 d/yr ≥98°F today · 13 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: $21,443
• − Mortgage interest: −$12,099
• − Property taxes: −$1,853
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$396
• − Depreciation: −$6,284
• Taxable loss: −$3,699
• Est. tax savings @ 24.0%: +$888
• After-tax cash flow: $907/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 — Bendersville

• Score: 71/100
• State rank: #687
• US rank: #6728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 538
• 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

+127.4% since first listed

2 events — show timeline

• 2026-05-22 Coming Soon $216,000 BRIGHT MLS
• 2006-07-19 Sold (Public Records) $95,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $1,853 · +0.0% YoY. Source: county tax records.