50, 52, & 52-A Gross St · Ephrata, PA 17522

$115,000

3 bd · 3.0 ba · 2,627 sqft · Townhouse public records · 3 Days on market

Built 1900 9,147 sqft lot

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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 +26.5/30.0
• 1% rule +9.3/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AUCTION DATE - MONDAY, JULY 13, 2026, AT 4 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 2½ sty. 2971 SF 3 Unit Investment Property. #50-2 bdrm. unit w/ 960 SF, eat-in kitchen, living rm. & full bath. # 52 - 2 bdrm. unit w/ 1420 SF, eat-in kitchen, large living rm. , full bath, 1st floor laundry & rec. rm. # 52-A-1 bdrm. unit w/ 591 SF, kitchen/living rm. & full bath (this unit needs remodeling). Electric baseboard heat, bsmt. , wrap-around covered porch & separate utilities all on level . 21 Acre rural lot w/ public water & sewer, low traffic/quiet road. Projected gross income of $28,000 (both 2-bdrm. units rented & 1-bdrm. unit needs updating & not currently rented). NOTE: Ideally located custom 3 unit investment property & may need some updates. Ideal as residence or investment. Convenient location, minutes to many Ephrata conveniences w/ easy access to Rts. 322 & 222. Terms 10% down, balance 60 days or before. Personal inspection by appointment or open house Sat. , June 27, July 4 & 11 from 1 to 4 PM.

Key facts

• Separate utilities
• Public sewer
• Quiet road

Tags

• EAT-IN KITCHEN
• WRAP-AROUND COVERED PORCH
• SEPARATE UTILITIES
• PUBLIC WATER
• PUBLIC SEWER
• QUIET ROAD

Property features AI

Exterior

• Parking: Three total garage/parking spaces; Driveway with one space; Two off-street spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached home; Vinyl siding with frame construction; Shingle roof
• Construction: Stone foundation; Built year per assessor
• Exterior features: Shed on the property; Not in a federal flood zone

Interior

• Bedrooms: Five bedrooms on the main level
• Bathrooms: Four full bathrooms (all on the main level)
• Heating & cooling: Electric baseboard heating; Electric hot water
• Interior features: Estimated living area; Unfinished basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 9.5% vs local median 2.5% in Ephrata — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#175 in PA, #1,451 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: Rents rising (+1.8%/yr); 115 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 $795 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $41k; list at $115k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.43% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-4,616
• Equity at exit: $17,147

10-year hold

• IRR: 4.2%
• Equity multiple: 1.29×
• Total profit: $9,340
• Equity at exit: $9,943

Cash invested: $32,200 (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 17522

• Rents YoY: 1.8%
• Active inventory: 115
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$343 /mo · $4,118/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $247

Break-even live

Break-even rent $1,329

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $312	-5% $280	+0% $247	+5% $215	+10% $182
Rent	-10% $118	-5% $182	+0% $247	+5% $312	+10% $377
Rate	-1.0pp $305	-0.5pp $277	base $247	+0.5pp $217	+1.0pp $187

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $115,000 Active 3 DOM
2. 2026-06-17
   days on market $115,000 Active 2 DOM
3. 2026-06-15
   remarks 672-char remark

   Show marketing remark (1139 chars)

   AUCTION DATE - MONDAY, JULY 13, 2026, AT 4 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 2½ sty. 2971 SF 3 Unit Investment Property. #50-2 bdrm. unit w/ 960 SF, eat-in kitchen, living rm. & full bath. # 52 - 2 bdrm. unit w/ 1420 SF, eat-in kitchen, large living rm. , full bath, 1st floor laundry & rec. rm. # 52-A-1 bdrm. unit w/ 591 SF, kitchen/living rm. & full bath (this unit needs remodeling). Electric baseboard heat, bsmt. , wrap-around covered porch & separate utilities all on level . 21 Acre rural lot w/ public water & sewer, low traffic/quiet road. Projected gross income of $28,000 (both 2-bdrm. units rented & 1-bdrm. unit needs updating & not currently rented). NOTE: Ideally located custom 3 unit investment property & may need some updates. Ideal as residence or investment. Convenient location, minutes to many Ephrata conveniences w/ easy access to Rts. 322 & 222. Terms 10% down, balance 60 days or before. Personal inspection by appointment or open house Sat. , June 27, July 4 & 11 from 1 to 4 PM.

4. 2026-06-15
   listed $115,000 Active 1 DOM

   Show marketing remark (1139 chars)

   AUCTION DATE - MONDAY, JULY 13, 2026, AT 4 PM. LISTED PRICE IS AN OPENING BID ONLY AND IS NOT INDICATIVE OF THE FINAL SALE PRICE. REAL ESTATE: 2½ sty. 2971 SF 3 Unit Investment Property. #50-2 bdrm. unit w/ 960 SF, eat-in kitchen, living rm. & full bath. # 52 - 2 bdrm. unit w/ 1420 SF, eat-in kitchen, large living rm. , full bath, 1st floor laundry & rec. rm. # 52-A-1 bdrm. unit w/ 591 SF, kitchen/living rm. & full bath (this unit needs remodeling). Electric baseboard heat, bsmt. , wrap-around covered porch & separate utilities all on level . 21 Acre rural lot w/ public water & sewer, low traffic/quiet road. Projected gross income of $28,000 (both 2-bdrm. units rented & 1-bdrm. unit needs updating & not currently rented). NOTE: Ideally located custom 3 unit investment property & may need some updates. Ideal as residence or investment. Convenient location, minutes to many Ephrata conveniences w/ easy access to Rts. 322 & 222. Terms 10% down, balance 60 days or before. Personal inspection by appointment or open house Sat. , June 27, July 4 & 11 from 1 to 4 PM.

ⓘ 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: $4,118 · $343/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,700
• − Mortgage interest: −$6,442
• − Property taxes: −$4,118
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$3,345
• Taxable income: $1,402
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,631/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 — Ephrata

• Score: 81/100
• State rank: #175
• US rank: #1451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ephrata, PA
• County: Lancaster County · 390,309 people
• City population: 33,852
• Metro: Lancaster, PA
• Population (ZIP): 33,852
• Household income: $74,828
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 856.0

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 88% English-only · German/W. Germanic 4% Spanish 4% Russian/Polish/Slavic 2%

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: ▼ -199.30%
• Current HPI: 269.6157
• Rent YoY: ▲ 1.83%
• Metro: Lancaster, 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

+180.5% since first listed

3 events — show timeline

• 2026-06-15 Listed $115,000 BRIGHT MLS
• 2026-06-15 Listed $115,000 BRIGHT MLS
• 1991-10-25 Sold (Public Records) $41,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $4,118 · +5.0% YoY. Source: county tax records.