1036 Haycreek Rd · Birdsboro, PA 19508

$179,900

3 bd · 2.0 ba · 2,145 sqft · SingleFamily public records · 6 Days on market

Built 1889 4,792 sqft lot

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Why this score? — see what drove the C+ 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
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity Updated Birdsboro Single. The heart of the Home incorporates a Large Living Room, leading to a spacious Dining Room and updated Kitchen, warm and comfortable best describes this part of the home. There is also a Full Bath on the Main floor as an added convenience. Large Deck of the main floor Mud Room offers a wonderful outdoor space for entertaining. Three private bedrooms and a full bath occupy the Upper floor. The Lower Level boost a large Family Room, Full Bath and Laundry Area. Outside the Lower Level offers an entrance from the Oversized 1 car garage and 3 car parking. Steps from the front door is wonderful park with a pavilion for those family get togethers. This home has updated mechanicals and has lots of space. Seller is motivated, call for showing time to schedule a tour.

Key facts

• Outdoor deck areas
• Finished basement
• Roomy eat-in kitchen

Tags

• CORNER LOT
• FINISHED BASEMENT
• OUTDOOR DECK AREAS
• ROOMY EAT-IN KITCHEN
• DETACHED GARAGE

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone

Exterior

• Parking: Detached oversized garage (1 space); Asphalt driveway; One total garage/parking space
• Utilities: Public water; Public sewer; Cable TV available
• Home design: Detached single-family home; Pitched shingle roof; Above-grade living areas
• Construction: Aluminum and vinyl siding; Concrete perimeter foundation; Built (year estimated)
• Exterior features: Corner lot; Sidewalks; Deck(s)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Three full bathrooms (one on main level, one on upper level, one on lower level)
• Heating & cooling: Hot water heating (natural gas); Wall-unit cooling; 200+ amp electric service; Electric hot water
• Interior features: Ceiling fans; Stall shower; Eat-in kitchen; Full finished basement with outside entrance
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 73/100 on livability (#551 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Daniel Boone Area SD (suburban): math 38% / reading 52% proficiency, ranked #217 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Daniel Boone Area Hs (math 67% / reading 75%, grade B+, #41 of 437 statewide, top 10%, 1,037 students, 35% FRL) — zoned schools average 35% FRL vs 18% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 71% at this address vs 45% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Daniel Boone Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $383,955
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Colonial Dr	0.25mi	3/2.0	2,240 (+4%)	2mo	$375,000	$167	79
914 Denise Dr	0.31mi	4/2.0 (+1)	2,083 (-3%)	18mo	$378,000	$181	60
509 E 9th St	0.44mi	3/2.5	2,044 (-5%)	14mo	$350,750	$172	58
600 E 4th St	0.57mi	4/2.0 (+1)	2,232 (+4%)	10mo	$365,000	$164	54
704 E 9th St	0.59mi	4/2.5 (+1)	2,232 (+4%)	7mo	$390,000	$175	53
62 Caitlin Dr	0.68mi	3/2.5	2,000 (-7%)	3mo	$410,000	$205	53
120 Hook St	0.66mi	3/2.5	1,986 (-7%)	11mo	$330,000	$166	46
411 E 5th St	0.45mi	3/2.0	1,832 (-15%)	13mo	$371,000	$203	44
712 Pearl St	0.59mi	4/2.5 (+1)	1,848 (-14%)	2mo	$420,000	$227	41
516 Garfield Ave	0.60mi	4/2.0 (+1)	1,928 (-10%)	13mo	$345,000	$179	40
500 Garfield Ave	0.65mi	3/2.5	1,850 (-14%)	12mo	$380,000	$205	35
411 E 1st St	0.67mi	4/1.5 (+1)	2,412 (+12%)	14mo	$299,900	$124	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,101
• Equity at exit: $26,824

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $31,085
• Equity at exit: $15,554

Cash invested: $50,372 (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 19508

• Home prices YoY: -25.6%
• Active inventory: 83
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$246 /mo · $2,946/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $408

Break-even live

Break-even rent $1,684

Max offer price $179,900

Occupancy floor 76%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1226 Haycreek Rd Birdsboro, PA	4.0	2.0	1650	$2,200	$1.33	13d	1	0.14mi

Listing history 6 events

1. 2026-06-18
   days on market $179,900 Active 6 DOM
2. 2026-06-17
   days on market $179,900 Active 5 DOM
3. 2026-06-16
   days on market $179,900 Active 4 DOM
4. 2026-06-15
   days on market $179,900 Active 3 DOM
5. 2026-06-13
   remarks 545-char remark
6. 2026-06-13
   listed $179,900 Active 1 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: $2,946 · $246/mo
• Projected year-2 tax: $2,946 · $246/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$10,077
• − Property taxes: −$2,946
• − Insurance: −$1,697
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,233
• Taxable income: $2,222
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $4,359/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: Daniel Boone Area SD
• NCES district ID: 4207290
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $75,511
• Composite: 41.03/100
• National rank: #3584
• State rank: #217 of 539 in PA

Livability — Birdsboro

• Score: 73/100
• State rank: #551
• US rank: #5134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birdsboro, PA
• Population (ZIP): 15,066

Population outlook (Berks County) Hauer SSP2

• Today (2025): 425,767 people
• By 2030: 428,814 · +0.7%
• By 2040: 433,463 · +1.8%
• By 2050: 439,426 · +3.2%
• By 2075: 478,647 · +12.4%
• By 2100: 518,507 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Berks

• 2024 margin: R (+12.2) · D 43.4% · R 55.6%
• 2008→2024 swing: -21.4pp toward R · 2008: 9.2pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+8.2 2016: R+10.2 2012: R+0.6 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.00%
• Current HPI: 273.8199
• 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

+227.1% since first listed

24 events — show timeline

• 2026-06-12 Listed $179,900 BRIGHT MLS
• 2018-06-28 Sold (Public Records) $174,900 Public Records
• 2018-06-22 Sold (MLS) $174,900 BRIGHT MLS
• 2018-06-22 Sold (MLS) $174,900 TREND
• 2018-06-01 Pending — BRIGHT MLS
• 2018-06-01 Pending — TREND
• 2018-04-19 Relisted — BRIGHT MLS
• 2018-04-19 Relisted — TREND
• 2018-04-14 Pending — BRIGHT MLS
• 2018-04-14 Pending — TREND
• 2018-03-28 Listed $174,900 BRIGHT MLS
• 2018-03-28 Listed $174,900 TREND
• 2012-12-20 Sold (MLS) $55,000 BRIGHT MLS
• 2012-12-20 Sold (MLS) $55,000 TREND
• 2012-11-26 Pending — TREND
• 2012-11-26 Listing Removed — BRIGHT MLS
• 2012-11-26 Listing Removed — BRIGHT MLS
• 2012-11-23 Price Changed $55,000 TREND
• 2012-11-14 Price Changed $65,000 TREND
• 2012-10-12 Price Changed $75,000 TREND
• 2012-09-10 Price Changed $88,000 TREND
• 2012-07-31 Listed $100,000 TREND
• 2012-07-31 Listed $55,000 BRIGHT MLS
• 2012-07-31 Listed $55,000 BRIGHT MLS

Property tax history

-0.1%/yr

Latest (2026): $2,946 · +0.3% YoY. Source: county tax records.