47 Hilltop Ave · Akron, PA 17501

$88,000

2 bd · 2.0 ba · 840 sqft · Manufactured public records · 85 Days on market

Built 2024 Good condition $507/mo HOA · 30% of rent ↓ 2% 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this stunning, almost brand-new 2024 mobile home at 47 Hilltop Ave—freshly built and ready for its next chapter! With modern finishes throughout, this home delivers comfort, convenience, and incredible value in a low-maintenance package. Perfect for first-time buyers, downsizes, or anyone seeking easy living without the upkeep of a traditional site-built home.

Key facts

• Built 2024
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $83k (6.0% 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 $608 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.91% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 4.4

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,046
• Equity at exit: $13,121

10-year hold

• IRR: 12.0%
• Equity multiple: 1.96×
• Total profit: $23,642
• Equity at exit: $7,609

Cash invested: $24,640 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$37
• HOA: −$507
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $251

Break-even live

Break-even rent $1,359

Max offer price $88,000

Occupancy floor 80%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $507 · $6,084/yr

Listing history 16 events

1. 2026-06-18
   days on market $88,000 Active 85 DOM
2. 2026-06-17
   days on market $88,000 Active 84 DOM
3. 2026-06-16
   days on market $88,000 Active 83 DOM
4. 2026-06-15
   days on market $88,000 Active 82 DOM
5. 2026-06-14
   days on market $88,000 Active 80 DOM
6. 2026-06-10
   days on market $88,000 Active 77 DOM
7. 2026-06-09
   days on market $88,000 Active 76 DOM
8. 2026-06-08
   days on market $88,000 Active 75 DOM
9. 2026-06-07
   days on market $88,000 Active 74 DOM
10. 2026-06-03
    days on market $88,000 Active 70 DOM
11. 2026-06-02
    days on market $88,000 Active 69 DOM
12. 2026-06-01
    days on market $88,000 Active 68 DOM
13. 2026-05-31
    days on market $88,000 Active 67 DOM
14. 2026-05-30
    days on market $88,000 Active 66 DOM
15. 2026-04-23
    price $88,000 377-char remark

    Show marketing remark (377 chars)

    Come see this stunning, almost brand-new 2024 mobile home at 47 Hilltop Ave—freshly built and ready for its next chapter! With modern finishes throughout, this home delivers comfort, convenience, and incredible value in a low-maintenance package. Perfect for first-time buyers, downsizes, or anyone seeking easy living without the upkeep of a traditional site-built home.

16. 2026-03-25
    listed $90,000 Active 377-char remark

    Show marketing remark (377 chars)

    Come see this stunning, almost brand-new 2024 mobile home at 47 Hilltop Ave—freshly built and ready for its next chapter! With modern finishes throughout, this home delivers comfort, convenience, and incredible value in a low-maintenance package. Perfect for first-time buyers, downsizes, or anyone seeking easy living without the upkeep of a traditional site-built home.

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$286/yr (+$24/mo · 34.9%)

ⓘ 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: −$4,929
• − Property taxes: −$819
• − Insurance: −$440
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$6,084
• − Depreciation: −$2,560
• Taxable income: $2,068
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,517/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2024 manufactured home is nearly new, featuring modern finishes and a low-maintenance design, making it an excellent investment for first-time buyers or downsizers.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Resale Replace countertops — Modern countertops improve functionality and aesthetics
• Resale Install new lighting fixtures — Updated lighting enhances the home's ambiance and value
• Both Add a smart home system — Enhances convenience and energy efficiency, attracting tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops — Modern countertops improve functionality and aesthetics ↑
• Resale Install new lighting fixtures — Updated lighting enhances the home's ambiance and value ↑
• Both Add a smart home system — Enhances convenience and energy efficiency, attracting tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.2% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $88,000 BRIGHT MLS
• 2026-03-25 Listed $90,000 BRIGHT MLS

Property tax history

+5.1%/yr

Latest (2026): $819 · +5.1% YoY. Source: county tax records.