20 S 6th Ave · Hebron, PA 17042

$124,900

3 bd · 1.0 ba · 1,322 sqft · Townhouse public records · 14 Days on market

Built 1920 2,614 sqft lot Est $243k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.1/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking at 20 S. 6th Ave. in Lebanon! This 3-bedroom, 1.5-bath semi-detached home offers great potential for investors, flippers, or buyers looking to build equity with some vision and improvements. Step inside to find hardwood floors throughout many of the rooms, a spacious living room with an arched doorway leading into the dining room, and a natural gas fireplace that remains with the home. The kitchen offers functional space and is conveniently located near the half bath/laundry room combo, where the stackable washer and dryer are included. The second floor features a rear bedroom with an attached full bath, closet, and access to the balcony. The middle bedroom provides

Key facts

• Attic access
• Balcony access
• Fenced yard

Tags

• HARDWOOD FLOORS
• NATURAL GAS FIREPLACE
• FENCED YARD
• OFF-STREET PARKING
• ATTIC ACCESS
• BALCONY ACCESS

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Basement is full, unfinished (100% footprint); Property condition noted as below average/major rehab needed or average

Exterior

• Parking: Off-street parking for 2 vehicles (alley access)
• Utilities: Public water; Public sewer; Natural gas available; Hot water supplied by natural gas; Electric service (100 Amp, fuses)
• Home design: Semi-detached property; Main entrance faces east
• Construction: Stick-built construction with asbestos siding; Shingle roof; Stone foundation; Replacement windows
• Exterior features: Porch(es); Balcony; Roof access structure; Sidewalks; Wood fencing; Shed

Interior

• Kitchen: Electric oven/range; Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Tile/brick; Carpet
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Electric baseboard heating and other heating; Natural gas available; Ceiling fan(s) for cooling; 100 Amp service with fuses
• Interior features: Attic; Tub with shower; Traditional floor plan; Eat-in kitchen; Window treatments; Wood floors; Plaster walls
• Laundry & utility: Main-floor laundry; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 61/100 on livability (#1,420 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Crest Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 1,302 students, 44% FRL); Cedar Crest Hs (math 77% / reading 34%, grade C, #93 of 437 statewide, top 22%, 1,633 students, 34% FRL).
• Market conditions: Rents rising (+3.5%/yr); 264 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $124,900

Questions for the listing agent

1. Built in 1920 — 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 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?
4. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.64%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $243,248
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Moravian St	0.05mi	3/1.5	1,353 (+2%)	6mo	$200,000	$148	86
72 Moravian St	0.03mi	4/1.5 (+1)	1,224 (-7%)	12mo	$225,000	$184	69
138 S 5th Ave	0.18mi	3/1.5	1,484 (+12%)	3mo	$185,000	$125	66
101 Wheatstone Ln L-0062	0.62mi	3/1.5	1,236 (-6%)	1mo	$280,000	$227	57
357 Acorn Cir	0.75mi	3/2.5	1,456 (+10%)	9mo	$277,000	$190	35
1219 E Old Cumberland St	0.70mi	2/1.5 (-1)	1,176 (-11%)	20mo	$180,900	$154	25

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $15,308
• Equity at exit: $18,623

10-year hold

• IRR: 20.4%
• Equity multiple: 2.77×
• Total profit: $61,791
• Equity at exit: $10,799

Cash invested: $34,972 (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 17042

• Rents YoY: 3.5%
• Active inventory: 264
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,741 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $543

Break-even live

Break-even rent $1,053

Max offer price $124,900

Occupancy floor 64%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Robert's Cir Lebanon, PA	2.0	2.0	1320	$1,625	$1.23	43d	1	0.75mi
21 Maple St Lebanon, PA	3.0	1.0	1664	$1,450	$0.87	43d	1	0.87mi

Listing history 12 events

1. 2026-06-19
   days on market $124,900 Active 14 DOM
2. 2026-06-18
   days on market $124,900 Active 13 DOM
3. 2026-06-17
   days on market $124,900 Active 12 DOM
4. 2026-06-16
   days on market $124,900 Active 11 DOM
5. 2026-06-15
   days on market $124,900 Active 10 DOM
6. 2026-06-14
   days on market $124,900 Active 8 DOM
7. 2026-06-13
   days on market $124,900 Active 7 DOM
8. 2026-06-10
   days on market $124,900 Active 5 DOM
9. 2026-06-09
   days on market $124,900 Active 4 DOM
10. 2026-06-08
    days on market $124,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $124,900 Active 2 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: $1,499 · $125/mo
• Projected year-2 tax: $1,736 · $145/mo
• Expected delta: +$237/yr (+$20/mo · 15.8%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,891
• − Mortgage interest: −$6,996
• − Property taxes: −$1,499
• − Insurance: −$624
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − Depreciation: −$3,633
• Taxable income: $4,795
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $5,369/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Hebron

• Score: 61/100
• State rank: #1420
• US rank: #18004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hebron, PA
• County: Lebanon County · 95,836 people
• Metro: Lebanon, PA
• Population (ZIP): 40,161
• Household income: $74,831
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 801.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Two or more races 8% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Dominican 1%
• Common ancestry: Romanian 2% Polish 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.28%
• Current HPI: 192.3643
• Rent YoY: ▲ 3.53%
• Metro: Lebanon, PA
• 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

1 event — show timeline

• 2026-06-05 Listed $124,900 BRIGHT MLS

Property tax history

+3.3%/yr

Latest (2026): $1,499 · +4.2% YoY. Source: county tax records.