229 Northmont Ave · Hamburg, PA 19526

$199,000

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 39 Days on market

Built 1935 3,920 sqft lot $156/sqft · 24% below area Est $263k · 24% under

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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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming single home in the north end of Hamburg has something for everyone. This cozy 2- story features 3 bedrooms, a first-floor powder room, spacious living room, and an updated kitchen. There is also a unique flex-space, perfect for a home office or additional storage. The fully-fenced yard with patio is a perfect oasis for relaxing, grilling, and gardening. Close proximity to 78 and Route 61 and walkable to dining, shopping, the library, and public park/pool. Don?t miss out on making this house your home!

Key facts

• 3,920 sq ft lot
• Built 1935
• Listed 38 days

Property features AI

Finance

• Other: Not located in a federal flood zone; Accessibility features listed as 'Other'

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric hot water; Internet: Cable and other
• Home design: Detached single-family home; Architectural shingle roof; Vinyl siding; Fee simple ownership
• Construction: Vinyl siding construction; Architectural shingle roof; Other foundation type
• Exterior features: Patio(s); Awnings; Fully fenced yard; Paved road access (borough/township maintained)

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Carpet; Ceramic tile; Laminate plank; Vinyl
• Bathrooms: 1 full bathroom on the upper level; 1 half bathroom on the main level; Total: 1 full, 1 half
• Heating & cooling: Hot water heating (oil-fired); Window air conditioning units
• Interior features: Drywall walls and ceilings; Daylight full unfinished basement; 6 total rooms (Living Room, Dining Room, Kitchen, Master Bedroom, 2 additional bedrooms, Full Bath, Half Bath)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (8.7% below list).
• Recommended offer: $182k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#529 in PA, #4,893 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, commute F.
• Hamburg Area SD (other): math 31% / reading 43% proficiency, ranked #377 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $199k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,650 (8.7% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.1

CMA / ARV

• ARV (median comp): $263,310
• List price: $199,000
• Delta: -19.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 N 3rd St	0.07mi	3/2.0	1,316 (+3%)	9mo	$250,000	$190	80
305 N 5th St	0.20mi	3/1.5	1,262 (-1%)	8mo	$235,000	$186	80
303 Port Clinton Ave	0.08mi	3/1.0	1,344 (+5%)	9mo	$205,500	$153	80
227 N 4th St	0.06mi	3/1.5	1,440 (+13%)	13mo	$241,000	$167	63
728 Girard Ave	0.43mi	3/2.0	1,288 (+1%)	19mo	$260,000	$202	58
709 N 4th St	0.53mi	4/1.0 (+1)	1,332 (+4%)	7mo	$281,000	$211	57
707 N Crescent Ave	0.52mi	3/1.0	1,120 (-12%)	6mo	$280,000	$250	51
522 N Turner St	0.41mi	3/1.0	1,120 (-12%)	18mo	$265,000	$237	46
769 Saint Johns Rd	0.56mi	4/2.0 (+1)	1,196 (-6%)	12mo	$360,000	$301	45
23 S 4th St	0.35mi	4/1.0 (+1)	1,454 (+14%)	15mo	$164,900	$113	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.07×
• Total profit: $115,143
• Equity at exit: $179,275

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $333,756
• Equity at exit: $386,613

Cash invested: $55,720 (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 19526

• Home prices YoY: 4.6%
• Active inventory: 46
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,816 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$202 /mo · $2,428/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $106

Break-even live

Break-even rent $1,682

Max offer price $199,000

Occupancy floor 89%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $199,000 Active 39 DOM
2. 2026-06-17
   price $199,000 Active 38 DOM
3. 2026-06-17
   days on market $210,900 Active 38 DOM
4. 2026-06-16
   days on market $210,900 Active 37 DOM
5. 2026-06-15
   days on market $210,900 Active 36 DOM
6. 2026-06-13
   days on market $210,900 Active 34 DOM
7. 2026-06-12
   days on market $210,900 Active 33 DOM
8. 2026-06-09
   days on market $210,900 Active 30 DOM
9. 2026-06-08
   days on market $210,900 Active 29 DOM
10. 2026-06-08
    days on market $210,900 Active 28 DOM
11. 2026-06-07
    days on market $210,900 Active 27 DOM
12. 2026-06-04
    days on market $210,900 Active 24 DOM
13. 2026-06-03
    price $210,900 Active 23 DOM
14. 2026-06-02
    days on market $219,000 Active 23 DOM
15. 2026-06-01
    days on market $219,000 Active 22 DOM
16. 2026-05-31
    days on market $219,000 Active 21 DOM
17. 2026-05-11
    listed $219,000 Active 515-char remark
18. 2026-05-08
    historical $219,000 515-char remark
19. 2022-05-11
    historical
20. 2022-04-29
    status Pending
21. 2022-04-28
    status Pending
22. 2022-04-28
    historical
23. 2022-03-23
    price $169,000
24. 2022-03-23
    price $169,000
25. 2022-03-09
    listed $175,000 Active
26. 2022-03-09
    listed $175,000 Active
27. 2019-06-18
    soldstatus $123,900
28. 2019-06-17
    soldstatus $123,900 Closed
29. 2019-05-13
    status Pending
30. 2019-05-12
    historical
31. 2019-05-06
    listed $119,900 Active
32. 2018-12-22
    historical
33. 2018-10-31
    price $114,900
34. 2018-10-15
    price $119,900
35. 2018-08-23
    price $129,900
36. 2018-06-05
    listed $139,900 Active
37. 1994-07-29
    soldstatus $50,000

ⓘ 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: $2,428 · $202/mo
• Projected year-2 tax: $2,786 · $232/mo
• Expected delta: +$358/yr (+$30/mo · 14.7%)

ⓘ 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 8 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,798
• − Mortgage interest: −$11,147
• − Property taxes: −$2,428
• − Insurance: −$995
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$5,789
• Taxable loss: −$2,049
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,766/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: Hamburg Area SD
• NCES district ID: 4211340
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $55,589
• Composite: 32.5/100
• National rank: #5705
• State rank: #377 of 539 in PA

Livability — Hamburg

• Score: 74/100
• State rank: #529
• US rank: #4893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamburg, PA
• Population (ZIP): 11,412

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% Hispanic / Latino 6% Two or more races 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Polish 7% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 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: ▲ 13.13%
• Current HPI: 299.1168
• 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

+298.0% since first listed

23 events — show timeline

• 2026-06-17 Price Changed $199,000 BRIGHT MLS
• 2026-06-02 Price Changed $210,900 BRIGHT MLS
• 2026-05-11 Listed $219,000 BRIGHT MLS
• 2026-05-08 Coming Soon $219,000 BRIGHT MLS
• 2022-05-11 Listing Removed — GLVRMLS
• 2022-04-29 Pending — GLVRMLS
• 2022-04-28 Pending — BRIGHT MLS
• 2022-04-28 Listing Removed — BRIGHT MLS
• 2022-03-23 Price Changed $169,000 GLVRMLS
• 2022-03-23 Price Changed $169,000 BRIGHT MLS
• 2022-03-09 Listed $175,000 BRIGHT MLS
• 2022-03-09 Listed $175,000 GLVRMLS
• 2019-06-18 Sold (Public Records) $123,900 Public Records
• 2019-06-17 Sold (MLS) $123,900 BRIGHT MLS
• 2019-05-13 Pending — BRIGHT MLS
• 2019-05-12 Listing Removed — BRIGHT MLS
• 2019-05-06 Listed $119,900 BRIGHT MLS
• 2018-12-22 Listing Removed — BRIGHT MLS
• 2018-10-31 Price Changed $114,900 BRIGHT MLS
• 2018-10-15 Price Changed $119,900 BRIGHT MLS
• 2018-08-23 Price Changed $129,900 BRIGHT MLS
• 2018-06-05 Listed $139,900 BRIGHT MLS
• 1994-07-29 Sold (Public Records) $50,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $2,428 · +0.0% YoY. Source: county tax records.