108 S 5th St · Akron, PA 17501

$349,000

3 bd · 1.5 ba · 1,894 sqft · SingleFamily public records · 3 Days on market

Built 1963 9,148 sqft lot Est $337k · at est.

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Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +5.9/15.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming all-brick split-level home in a lovely Akron Borough neighborhood! This well-maintained home features three nice-sized bedrooms, two full baths, hardwood floors throughout, and tile flooring in the kitchen. The welcoming living room opens to the dining area with a slider door leading to the patio, perfect for outdoor enjoyment. The spacious lower level offers flexible living space for a family room and/or office, highlighted by a large window, hearth with stove, second full bath, laundry area, closet, and door to the backyard. Additional features include an unfinished utility/storage room, radon mitigation system already in place, and an attached two-car garage.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Attached front-entry garage with inside access (2 garage spaces)
• Utilities: Public water; Public sewer; Electric hot water; Electric cooling; Oil heating
• Home design: Detached property; Property in good condition; Year built estimated
• Construction: Brick and frame construction; Architectural shingle roof; Block foundation; Active radon mitigation
• Exterior features: Patio(s); Basement partially finished with daylight/walkout level; Full basement (partially finished)

Interior

• Kitchen: Built-in microwave; Dishwasher; Garbage disposal; Self-cleaning oven; Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (one on upper level, one on lower level)
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning; 200+ amp electrical service
• Interior features: Attic/house fan; Built-ins; Combination dining and living area; Pantry; Wood stove; Tub shower; Stall shower; Sliding glass door
• Laundry & utility: Washer; Electric dryer (front loading); Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $307k (12.0% below list).
• Recommended offer: $307k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#638 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Ephrata Area SD (suburban): math 43% / reading 57% proficiency, ranked #173 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Akron El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 276 students, 60% FRL); Ephrata Shs (math 78% / reading 44%, grade B-, #74 of 437 statewide, top 17%, 1,317 students, 41% FRL) — zoned schools average 51% FRL vs 32% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $52k; list at $349k implies a 578% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,102 (12.0% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $337,132
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Main St	0.27mi	4/2.5 (+1)	1,894 (0%)	2mo	$415,000	$219	77
32 S 11th St	0.51mi	3/1.5	1,875 (-1%)	8mo	$303,000	$162	68
103 Main St	0.36mi	3/2.0	2,000 (+6%)	5mo	$337,000	$169	68
11 Wolf Rd	0.30mi	3/2.5	2,059 (+9%)	6mo	$360,000	$175	62
628 Fulton St	0.21mi	3/2.5	1,644 (-13%)	6mo	$275,000	$167	59
15 Main St	0.54mi	3/2.0	2,044 (+8%)	2mo	$395,000	$193	57
244 Miller	0.56mi	3/2.5	2,036 (+8%)	5mo	$410,000	$201	54
3320 Rothsville	0.55mi	3/2.5	1,710 (-10%)	1mo	$400,000	$234	53
923 Oak St	0.58mi	3/2.0	2,106 (+11%)	11mo	$429,900	$204	44
123 N 11th St	0.53mi	4/2.0 (+1)	2,170 (+15%)	1mo	$282,000	$130	44
134 Westbrook Dr	0.65mi	3/2.0	1,680 (-11%)	9mo	$195,000	$116	41
157 Millway Rd	0.72mi	4/2.0 (+1)	2,176 (+15%)	1mo	$386,250	$178	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-50,816
• Equity at exit: $52,037

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-36,863
• Equity at exit: $30,175

Cash invested: $97,720 (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 17501

• Home prices YoY: -26.1%
• Active inventory: 15
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,071 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$360 /mo · $4,325/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$645
• Net cashflow: $90

Break-even live

Break-even rent $2,957

Max offer price $349,000

Occupancy floor 92%

Sensitivity live

Price	-10% $288	-5% $189	+0% $90	+5% $-9	+10% $-107
Rent	-10% $-153	-5% $-31	+0% $90	+5% $211	+10% $333
Rate	-1.0pp $266	-0.5pp $179	base $90	+0.5pp $0	+1.0pp $-92

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 N 5th St Akron, PA	3.0	2.5	1890	$3,150	$1.67	16d	1	0.10mi
166 Eagle Dr Ephrata, PA	3.0	4.0	1596	$2,350	$1.47	45d	1	0.77mi

Listing history 7 events

1. 2026-06-16
   status $349,000 Pending 3 DOM
2. 2026-06-15
   days on market $349,000 Active 3 DOM
3. 2026-06-14
   statusdays on market $349,000 Active 1 DOM
4. 2026-06-10
   days on market $349,000 Coming Soon 3 DOM
5. 2026-06-09
   days on market $349,000 Coming Soon 2 DOM
6. 2026-06-08
   remarks 679-char remark
7. 2026-06-08
   listed $349,000 Coming Soon 1 DOM

ⓘ 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: $4,325 · $360/mo
• Projected year-2 tax: $4,920 · $410/mo
• Expected delta: +$595/yr (+$50/mo · 13.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,852
• − Mortgage interest: −$19,549
• − Property taxes: −$4,325
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,948
• − Management: −$2,948
• − Depreciation: −$10,153
• Taxable loss: −$4,816
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $2,237/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: Ephrata Area SD
• NCES district ID: 4209270
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 57% ▼ -9.00%
• Median HH income: $54,320
• Composite: 43.14/100
• National rank: #3078
• State rank: #173 of 539 in PA

Livability — Akron

• Score: 72/100
• State rank: #638
• US rank: #6217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, PA
• City population: 4,823
• Population (ZIP): 4,823

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 6% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Arabic 2% German/W. Germanic 1%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.31%
• Current HPI: 278.9238
• 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

+577.7% since first listed

2 events — show timeline

• 2026-06-07 Coming Soon $349,000 BRIGHT MLS
• 1980-11-05 Sold (Public Records) $51,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $4,325 · +5.1% YoY. Source: county tax records.