116 S 6th Ave · West Reading, PA 19611

$230,000

5 bd · 1.0 ba · 1,691 sqft · Townhouse public records · 7 Days on market

Built 1920 1,742 sqft lot Est $260k · 12% under

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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 +26.1/30.0
• ARV discount +12.8/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 116 S. 6th Avenue, a charming home located in the heart of highly sought-after West Reading. Enjoy an exceptionally walkable lifestyle with the Reading Hospital one block north of the home and vibrant Penn Avenue just one block south, offering some of the area's best restaurants, coffee shops, boutiques, and entertainment. This property features newer shingle and rubber roofs, a newer heating system, new plumbing, new electrical and beautiful high-end, efficient, painted wood-grain replacement windows throughout the home. Inside, you'll find stunning original hardwood floors preserved beneath the existing carpeting, along with original unpainted wood trim and moldings that showca

Key facts

• Original wood trim
• Newer shingle roofs
• Newer heating system

Tags

• NEWER SHINGLE ROOFS
• NEWER HEATING SYSTEM
• HIGH-END REPLACEMENT WINDOWS
• ORIGINAL HARDWOOD FLOORS
• ORIGINAL WOOD TRIM
• SUNROOM OFF REAR BEDROOM

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Stone foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom (upper levels total); One half bathroom on the main level
• Heating & cooling: Forced air heating; Oil-fired heating fuel; Natural gas hot water
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).

Location & tenants

• Location reads 83/100 on livability (#121 in PA, #957 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, commute F.
• Wyomissing Area SD (suburban): math 43% / reading 65% proficiency, ranked #111 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 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 $2k of loan paydown is wiped out by about $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $230k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $230,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.20% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.75%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $260,414
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 S 6th Ave	0.02mi	5/1.5	1,735 (+3%)	7mo	$255,000	$147	87
431 Franklin St	0.16mi	4/2.5 (-1)	1,657 (-2%)	2mo	$275,000	$166	77
122 S 6th Ave	0.01mi	5/1.5	1,735 (+3%)	21mo	$175,000	$101	76
100 S 6th Ave	0.02mi	5/2.0	1,860 (+10%)	4mo	$164,500	$88	75
23 Trebor Pl	0.24mi	4/2.0 (-1)	1,731 (+2%)	9mo	$285,000	$165	69
405 Franklin St	0.20mi	5/1.5	1,840 (+9%)	15mo	$160,000	$87	61
406 Reading Ave	0.25mi	4/1.5 (-1)	1,859 (+10%)	6mo	$315,000	$169	60
204 Silk Dr	0.26mi	4/2.5 (-1)	1,874 (+11%)	1mo	$356,000	$190	58
240 Chestnut St	0.33mi	4/2.0 (-1)	1,488 (-12%)	2mo	$106,000	$71	54
433 Chestnut St	0.17mi	4/1.0 (-1)	1,914 (+13%)	14mo	$294,900	$154	54
320 Sunset	0.39mi	4/1.5 (-1)	1,600 (-5%)	18mo	$245,500	$153	51
48 Lynne Ave	0.71mi	4/1.0 (-1)	1,613 (-5%)	14mo	$265,000	$164	42

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-497
• Equity at exit: $34,294

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $47,044
• Equity at exit: $19,886

Cash invested: $64,400 (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 19611

• Home prices YoY: -20.6%
• Active inventory: 16
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$294 /mo · $3,526/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $577

Break-even live

Break-even rent $2,020

Max offer price $230,000

Occupancy floor 74%

Sensitivity live

Price	-10% $707	-5% $642	+0% $577	+5% $512	+10% $446
Rent	-10% $359	-5% $468	+0% $577	+5% $685	+10% $794
Rate	-1.0pp $692	-0.5pp $635	base $577	+0.5pp $517	+1.0pp $456

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Dauphin Ave Reading, PA	4.0	2.5	2097	$2,750	$1.31	21d	1	1.03mi

Listing history 7 events

1. 2026-06-18
   days on market $230,000 Active 7 DOM
2. 2026-06-17
   days on market $230,000 Active 6 DOM
3. 2026-06-16
   days on market $230,000 Active 5 DOM
4. 2026-06-15
   days on market $230,000 Active 4 DOM
5. 2026-06-14
   days on market $230,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $230,000 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: $3,526 · $294/mo
• Projected year-2 tax: $3,580 · $298/mo
• Expected delta: +$54/yr (+$4/mo · 1.5%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,000
• − Mortgage interest: −$12,884
• − Property taxes: −$3,526
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$6,691
• Taxable income: $3,469
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $6,087/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: Wyomissing Area SD
• NCES district ID: 4226760
• Math proficiency: 43% ▼ -15.00%
• Reading proficiency: 65% ▼ -13.00%
• Median HH income: $65,760
• Composite: 47.52/100
• National rank: #2274
• State rank: #111 of 539 in PA

Livability — West Reading

• Score: 83/100
• State rank: #121
• US rank: #957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Reading, PA
• Population (ZIP): 11,170

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 46% White 41% Two or more races 22% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 27% Dominican 8%
• Common ancestry: Romanian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 33% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -86.60%
• Current HPI: 334.0761
• 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

+228.6% since first listed

2 events — show timeline

• 2026-06-11 Listed $230,000 BRIGHT MLS
• 2007-05-03 Sold (Public Records) $70,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $3,526 · +0.0% YoY. Source: county tax records.