120 S 5th Ave · Hebron, PA 17042

$235,000

3 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 17 Days on market

Built 1800 9,148 sqft lot $155/sqft · 17% below area Est $284k · 17% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Schools +4.1/10.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SINGLE HOME in Cedar Crest w plenty of space for several car parking plus garage potential. Motivated Seller offers to pay closing costs & offer home warranty of buyers choice w acceptable terms. Appraised over list price. Family owned home for several generations. Must be a nice place to live. Single home located in South Lebanon Township. Spacious eat in kitchen. Dining room and living room combo. Family room & laundry on main. 4 hall entered bedrooms plus sitting room. One bedroom on second floor was porch (slanted floors). Full front porch. Wrap around back porch. Garden. Shed. Large lot 66x128x122x16x59x115. Private driveway off Folmer leads to parking for more than 4 cars and your future garage. Ask for attached plot. Furnace serviced. If you have been looking to stay in CLSD, this is one to see for sure! Convenient to shopping too. Natural gas at street for easy future change. Buying a home may be easier than you think. .. ask for details. No showings permitted unless buyer is pre-approved.

Key facts

• 9,148 sq ft lot
• 7 parking spots
• Built 1800

Property features AI

Finance

• Other: Irrigation water rights

Exterior

• Parking: Parking for 7 vehicles; Off-street parking; Asphalt driveway; Gravel/crushed stone drive area; private drive leading to parking for 7+ cars
• Utilities: Public water; Public sewer
• Home design: Detached property; Not in a federal flood zone; Fee simple ownership
• Construction: Block and vinyl siding construction; Stone foundation; Above-grade and below-grade structures
• Exterior features: Porches (including wrap-around); Patio(s); Outbuilding(s); Sidewalks; Level lot with rear yard and side yards; Fencing: fully fenced with chain link and picket sections

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric range/oven; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: Four bedrooms on the upper level; One bedroom on the main level; Master bedroom
• Flooring: Luxury vinyl plank; Luxury vinyl tile; Ceramic tile; Solid hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating; Oil-fired heating; Oil hot water
• Interior features: Attic; Tub/shower; Combination dining and living area; Family room off the kitchen; Eat-in kitchen; Kitchen island; Outside entrance to basement; Basement with interior access and sump pump; Living Room; Bonus Room; Full bath
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (26.3% below list).
• Recommended offer: $173k (26.3% below list) — sets the bar for 1% rule.

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: schools D-, amenities F, commute 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.
• 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $98k; list at $235k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — 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 $173,114 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.3

CMA / ARV

• ARV (median comp): $283,583
• List price: $235,000
• Delta: -17.13%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Moravian St	0.09mi	3/1.0	1,632 (+8%)	20mo	$200,000	$123	66
100 Herr St	0.08mi	3/1.0	1,331 (-12%)	16mo	$220,000	$165	63
508 Noble St	0.73mi	2/1.5 (-1)	1,518 (+0%)	3mo	$305,000	$201	56
702 State Dr	0.57mi	3/1.5	1,347 (-11%)	7mo	$310,000	$230	47
702 S 1st Ave	0.55mi	2/1.0 (-1)	1,716 (+13%)	2mo	$325,900	$190	46
435 E Canal St	0.72mi	3/2.0	1,395 (-8%)	5mo	$310,000	$222	45
618 Smith Ave	0.68mi	3/1.5	1,334 (-12%)	2mo	$265,000	$199	45
705 S 2nd Ave	0.55mi	2/2.0 (-1)	1,696 (+12%)	1mo	$271,000	$160	45
708 Hockley Ave	0.74mi	4/2.0 (+1)	1,552 (+2%)	16mo	$280,000	$180	39
11 E Poplar St	0.65mi	3/1.5	1,313 (-13%)	14mo	$236,000	$180	34
900 S 1st Ave	0.73mi	4/2.0 (+1)	1,740 (+15%)	4mo	$327,500	$188	28

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-49,198
• Equity at exit: $35,039

10-year hold

• IRR: -14.1%
• Equity multiple: 0.17×
• Total profit: $-54,545
• Equity at exit: $20,319

Cash invested: $65,800 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$226 /mo · $2,714/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-189

Break-even live

Break-even rent $1,970

Max offer price $201,633

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Maple St Lebanon, PA	3.0	1.0	1664	$1,450	$0.87	44d	1	0.89mi
160 Robert's Cir Lebanon, PA	2.0	2.0	1320	$1,625	$1.23	44d	1	0.91mi

Listing history 6 events

1. 2026-05-13
   listed $235,000 Active 1187-char remark
2. 2026-05-12
   historical $235,000 1187-char remark
3. 2018-05-29
   soldstatus $97,500
4. 2018-05-25
   soldstatus $97,500 1024-char remark

   Show marketing remark (1024 chars)

   SINGLE HOME in Cedar Crest w plenty of space for several car parking plus garage potential. Motivated Seller offers to pay closing costs & offer home warranty of buyers choice w acceptable terms. Appraised over list price. Family owned home for several generations. Must be a nice place to live. Single home located in South Lebanon Township. Spacious eat in kitchen. Dining room and living room combo. Family room & laundry on main. 4 hall entered bedrooms plus sitting room. One bedroom on second floor was porch (slanted floors). Full front porch. Wrap around back porch. Garden. Shed. Large lot 66x128x122x16x59x115. Private driveway off Folmer leads to parking for more than 4 cars and your future garage. Ask for attached plot. Furnace serviced. If you have been looking to stay in CLSD, this is one to see for sure! Convenient to shopping too. Natural gas at street for easy future change. Buying a home may be easier than you think. .. ask for details. No showings permitted unless buyer is pre-approved.

5. 2018-04-11
   historical 1024-char remark

   Show marketing remark (1024 chars)

   SINGLE HOME in Cedar Crest w plenty of space for several car parking plus garage potential. Motivated Seller offers to pay closing costs & offer home warranty of buyers choice w acceptable terms. Appraised over list price. Family owned home for several generations. Must be a nice place to live. Single home located in South Lebanon Township. Spacious eat in kitchen. Dining room and living room combo. Family room & laundry on main. 4 hall entered bedrooms plus sitting room. One bedroom on second floor was porch (slanted floors). Full front porch. Wrap around back porch. Garden. Shed. Large lot 66x128x122x16x59x115. Private driveway off Folmer leads to parking for more than 4 cars and your future garage. Ask for attached plot. Furnace serviced. If you have been looking to stay in CLSD, this is one to see for sure! Convenient to shopping too. Natural gas at street for easy future change. Buying a home may be easier than you think. .. ask for details. No showings permitted unless buyer is pre-approved.

6. 2016-09-06
   listed $97,500 1024-char remark

   Show marketing remark (1024 chars)

   SINGLE HOME in Cedar Crest w plenty of space for several car parking plus garage potential. Motivated Seller offers to pay closing costs & offer home warranty of buyers choice w acceptable terms. Appraised over list price. Family owned home for several generations. Must be a nice place to live. Single home located in South Lebanon Township. Spacious eat in kitchen. Dining room and living room combo. Family room & laundry on main. 4 hall entered bedrooms plus sitting room. One bedroom on second floor was porch (slanted floors). Full front porch. Wrap around back porch. Garden. Shed. Large lot 66x128x122x16x59x115. Private driveway off Folmer leads to parking for more than 4 cars and your future garage. Ask for attached plot. Furnace serviced. If you have been looking to stay in CLSD, this is one to see for sure! Convenient to shopping too. Natural gas at street for easy future change. Buying a home may be easier than you think. .. ask for details. No showings permitted unless buyer is pre-approved.

ⓘ 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: $2,714 · $226/mo
• Projected year-2 tax: $3,214 · $268/mo
• Expected delta: +$499/yr (+$42/mo · 18.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $20,774
• − Mortgage interest: −$13,164
• − Property taxes: −$2,714
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,836
• Taxable loss: −$6,440
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-721/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

+141.0% since first listed

7 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-13 Listed $235,000 BRIGHT MLS
• 2026-05-12 Coming Soon $235,000 BRIGHT MLS
• 2018-05-29 Sold (Public Records) $97,500 Public Records
• 2018-05-25 Sold (MLS) $97,500 BRIGHT MLS
• 2018-04-11 Listing Removed — BRIGHT MLS
• 2016-09-06 Listed $97,500 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $2,714 · +4.2% YoY. Source: county tax records.