13 Hilltop Ave · Akron, PA 17501

$63,500

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 156 Days on market

Built 2014 ↓ 9% since listing

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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 +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Hilltop mobile home park in Akron PA. Not only is the park under new ownership but this home has also been recently updated and renovated. This 2014 Eagle home has two bedrooms and one bath with bedroom’s on opposite end of the home to maximize privacy. The property has new flooring, paint and is ready for you to move in! The washer and dryer hook ups are right outside the kitchen, area. There is a very long and brand new deck outside of the property to enjoy those mornings or evenings. Buyer will need to purchase their own shed that meets park standards. The current lot rent is $505 with water and sewer cost $55/month for the first 2,500 gallons and trash costs $24. The p

Key facts

• Recently updated
• New flooring
• New deck

Tags

• RECENTLY UPDATED
• NEW FLOORING
• NEW DECK
• WASHER AND DRYER HOOK UPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $905 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: 15 active listings in the ZIP; 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 $439 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.64% ✓
• Cap rate: 23.39%
• Cash-on-cash: 61.06%
• DSCR: 3.72
• GRM: 3.2

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: 59.9%
• Equity multiple: 3.66×
• Total profit: $47,348
• Equity at exit: $9,468

10-year hold

• IRR: 64.6%
• Equity multiple: 7.50×
• Total profit: $115,486
• Equity at exit: $5,490

Cash invested: $17,780 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$333
• Tax from tax record: −$60 /mo · $724/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $905

Break-even live

Break-even rent $531

Max offer price $63,500

Occupancy floor 41%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-05
   status Pending
2. 2026-03-18
   price $63,500
3. 2025-12-10
   status Active
4. 2025-10-26
   status Pending
5. 2025-09-29
   price $64,999
6. 2025-09-16
   listed $69,999 Active

ⓘ 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: $724 · $60/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$140/yr (+$12/mo · 19.3%)

ⓘ 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 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,119
• − Mortgage interest: −$3,557
• − Property taxes: −$724
• − Insurance: −$318
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$1,847
• Taxable income: $10,455
• Est. tax owed @ 24.0%: −$2,509
• After-tax cash flow: $8,348/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

-9.3% since first listed

6 events — show timeline

• 2026-04-05 Pending — BRIGHT MLS
• 2026-03-18 Price Changed $63,500 BRIGHT MLS
• 2025-12-10 Relisted — BRIGHT MLS
• 2025-10-26 Pending — BRIGHT MLS
• 2025-09-29 Price Changed $64,999 BRIGHT MLS
• 2025-09-16 Listed $69,999 BRIGHT MLS

Property tax history

-0.0%/yr

Latest (2026): $724 · +5.1% YoY. Source: county tax records.