235 W 2nd St · Berwick, PA 18603

$249,999

24 bd · 16.0 ba · 3,356 sqft · MultiFamily public records · 36 Days on market

Built 1900 4,791 sqft lot $74/sqft · at area comps Est $246k · at est.

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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 +6.7/15.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investors check this out, property currently has 3 units, with a potential for studio apartment. Upstairs you will find a 3 bed, 1 bath, living room, eat in kitchen, and laundry room with plenty of storage. On the main level there is a 1 bed, 3/4 bath, living area, dining space and kitchen. The other first floor unit has 1 bed, 3/4 bath, living area, eat in kitchen and laundry room with tons of storage. Out back there is a building that just needs some TLC to make a studio apartment with proper zoning approval. Each unit has their own water heater/furnace and separate meters. Some updates include vinyl windows, wood and tile flooring throughout. Call Lindsey Farrell 570.854.3849 for your private showing!

Key facts

• Separate utilities
• Updated throughout
• 4,791 sq ft lot

Tags

• FULLY OCCUPIED 4 UNIT PROPERTY
• SEPARATE UTILITIES
• UPDATED THROUGHOUT
• VINYL WOOD AND TILE FLOORING

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-unit
• Construction: Vinyl siding; Block construction; No foundation details provided
• Exterior features: Shingle roof; Sidewalks

Interior

• Kitchen: Range
• Bathrooms: 3 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Range; Water heater; Basement with exterior entry; Unfinished basement
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 2×1bd/0.75ba + 1×1bd/?ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $579/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.4% vs local median 5.4% in Berwick — 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 76/100 on livability (#412 in PA, #3,762 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $186k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.70%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (median comp): $245,802
• List price: $249,999
• Delta: 1.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 2.53×
• Total profit: $107,028
• Equity at exit: $37,276

10-year hold

• IRR: 42.7%
• Equity multiple: 5.05×
• Total profit: $283,249
• Equity at exit: $21,615

Cash invested: $70,000 (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 18603

• Active inventory: 86
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $5,016 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,053
• Net cashflow: $2,316

Break-even live

Break-even rent $2,084

Max offer price $249,999

Occupancy floor 49%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,416
▸ 2× units	1	0.75	$2,400
1× unit	1	0	$1,200
Total (4 units)			$5,016

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   status $249,999 Pending 36 DOM
2. 2026-06-15
   days on market $249,999 Active 36 DOM
3. 2026-06-14
   days on market $249,999 Active 34 DOM
4. 2026-06-12
   days on market $249,999 Active 33 DOM
5. 2026-06-09
   days on market $249,999 Active 30 DOM
6. 2026-06-08
   days on market $249,999 Active 29 DOM
7. 2026-06-07
   statusdays on market $249,999 Active 28 DOM
8. 2026-06-02
   days on market $249,999 Active Under Contract 23 DOM
9. 2026-06-01
   days on market $249,999 Active Under Contract 22 DOM
10. 2026-05-31
    days on market $249,999 Active Under Contract 21 DOM
11. 2026-05-30
    days on market $249,999 Active Under Contract 20 DOM
12. 2026-05-10
    listed $249,999 Active 713-char remark
13. 2023-02-23
    soldstatus $186,000
14. 2022-06-28
    soldstatus $160,000
15. 2022-06-23
    soldstatus $160,000 Closed 713-char remark

    Show marketing remark (713 chars)

    Investors check this out, property currently has 3 units, with a potential for studio apartment. Upstairs you will find a 3 bed, 1 bath, living room, eat in kitchen, and laundry room with plenty of storage. On the main level there is a 1 bed, 3/4 bath, living area, dining space and kitchen. The other first floor unit has 1 bed, 3/4 bath, living area, eat in kitchen and laundry room with tons of storage. Out back there is a building that just needs some TLC to make a studio apartment with proper zoning approval. Each unit has their own water heater/furnace and separate meters. Some updates include vinyl windows, wood and tile flooring throughout. Call Lindsey Farrell 570.854.3849 for your private showing!

16. 2022-04-21
    listed $172,500 713-char remark

    Show marketing remark (713 chars)

    Investors check this out, property currently has 3 units, with a potential for studio apartment. Upstairs you will find a 3 bed, 1 bath, living room, eat in kitchen, and laundry room with plenty of storage. On the main level there is a 1 bed, 3/4 bath, living area, dining space and kitchen. The other first floor unit has 1 bed, 3/4 bath, living area, eat in kitchen and laundry room with tons of storage. Out back there is a building that just needs some TLC to make a studio apartment with proper zoning approval. Each unit has their own water heater/furnace and separate meters. Some updates include vinyl windows, wood and tile flooring throughout. Call Lindsey Farrell 570.854.3849 for your private showing!

17. 2019-10-02
    listed $124,900
18. 2005-10-18
    soldstatus $32,000

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $3,363 · $280/mo
• Expected delta: +$587/yr (+$49/mo · 21.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,192
• − Mortgage interest: −$14,004
• − Property taxes: −$2,776
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,815
• − Management: −$4,815
• − Depreciation: −$7,273
• Taxable income: $25,258
• Est. tax owed @ 24.0%: −$6,062
• After-tax cash flow: $21,731/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwick, PA
• Population (ZIP): 18,985

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.40%
• Current HPI: 211.5643
• 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

+681.2% since first listed

10 events — show timeline

• 2026-06-15 Pending — CSVBR
• 2026-06-06 Relisted — CSVBR
• 2026-05-27 Contingent — CSVBR
• 2026-05-10 Listed $249,999 CSVBR
• 2023-02-23 Sold (Public Records) $186,000 Public Records
• 2022-06-28 Sold (Public Records) $160,000 Public Records
• 2022-06-23 Sold (MLS) $160,000 CSVBR
• 2022-04-21 Listed $172,500 CSVBR
• 2019-10-02 Listed $124,900 CSVBR
• 2005-10-18 Sold (Public Records) $32,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $2,776 · +2.2% YoY. Source: county tax records.