10 S Green Acres Cir · Akron, PA 17501

$59,000

2 bd · 1.0 ba · 1,050 sqft · Manufactured public records · 11 Days on market

Built 1989

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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 +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Retire in this quiet OVER 55 senior community! 1989 Singlewide with carport, covered screen porch and shed, located in Akron, PA - just 3 miles from Ephrata off RT 272. Being sold with all the furnishings left in the home. 2 BEDS, 1 BATH (a second bathroom can be made - owner removed fixtures to make a large walk in storage closet, plumbing still intact). The HVAC system needs replaced (heat/central air). Propane tanks are owned and convey. $550 mo lot rent includes water, sewer, trash.

Key facts

• Covered screen porch
• Propane tanks owned
• 2 parking spots

Tags

• COVERED SCREEN PORCH
• LARGE WALK IN STORAGE CLOSET
• PROPANE TANKS OWNED

Property features AI

Finance

• Other: Above grade finished living area reported as 1,050 (assessor)
• Financial info: Ground rent: $550 per month; Ground rent exists
• HOA & community: Association covers water, sewer, taxes, and snow removal

Exterior

• Parking: Attached carport (1 space); Paved driveway with 1 driveway space; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured single-wide home; Above grade living space only
• Construction: Vinyl siding
• Exterior features: Rented lot (ground rent applies)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central air conditioning (electric); Forced air heating (propane - owned); Electric hot water
• Interior features: Partially furnished; No basement; Property manager on site; Pets allowed (cats and dogs); Located in a 55+ senior community

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).

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.
• Conestoga Valley SD (suburban): math 43% / reading 59% proficiency, ranked #156 of 539 in PA (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 1 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 $408 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $59,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.53% ✓
• Cap rate: 23.16%
• Cash-on-cash: 60.24%
• DSCR: 3.68
• GRM: 3.3

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: 59.0%
• Equity multiple: 3.62×
• Total profit: $43,242
• Equity at exit: $8,797

10-year hold

• IRR: 63.7%
• Equity multiple: 7.39×
• Total profit: $105,614
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $829

Break-even live

Break-even rent $445

Max offer price $59,000

Occupancy floor 40%

Sensitivity live

Price	-10% $863	-5% $846	+0% $829	+5% $813	+10% $796
Rent	-10% $711	-5% $770	+0% $829	+5% $888	+10% $947
Rate	-1.0pp $859	-0.5pp $844	base $829	+0.5pp $814	+1.0pp $798

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 S 9th St Akron, PA	3.0	1.5	1176	$1,495	$1.27	15d	1	0.28mi

Listing history 2 events

1. 2026-05-05
   status Pending 491-char remark
2. 2026-04-24
   listed $59,000 Active 491-char remark

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$359/yr (+$30/mo · 167.9%)

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

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$3,305
• − Property taxes: −$214
• − Insurance: −$295
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$1,716
• Taxable income: $9,539
• Est. tax owed @ 24.0%: −$2,289
• After-tax cash flow: $7,661/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: Conestoga Valley SD
• NCES district ID: 4206480
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $56,234
• Composite: 44.15/100
• National rank: #2861
• State rank: #156 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

• 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

2 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-24 Listed $59,000 BRIGHT MLS

Property tax history

-4.9%/yr

Latest (2026): $214 · +4.1% YoY. Source: county tax records.