158 Saint Peters Rd · Alburtis, PA 18062

$380,000

3 bd · 1.5 ba · 1,548 sqft · SingleFamily public records · 3 Days on market

Built 1975 5.03 ac lot $245/sqft · 10% below area Est $619k · 39% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers received , Highest and best due Monday 8 pm. Set on 5 private acres, this well-maintained property offers a perfect blend of space, functionality, and outdoor amenities. The home features an updated kitchen with pantry and included appliances, hardwood flooring in the dining room, and a comfortable living room with carpet and a wood-burning insert. The primary bedroom includes a walk-in closet and a cozy reading area. A recreation room and additional storage closet add flexible living space. The main bathroom is equipped with a Jacuzzi tub, separate shower stall, and single vanity. French doors lead to a paver patio, creating an ideal setup for indoor-outdoor living, along with a deck for added entertaining space. Outside, enjoy the above-ground pool and hot tub (in need of a new pump/motor), plus a 24x32 pole barn and attached 2-car garage with lean-to, offering ample storage and workspace. Additional features include well and septic systems, oil baseboard heat, central air conditioning, and a hot water heater replaced in 2025. Solar panels installed in 2021 provide added efficiency. A great opportunity for those seeking privacy, land, and versatile indoor and outdoor living spaces.

Key facts

• Recreation room
• Walk-in closet
• Updated kitchen

Tags

• UPDATED KITCHEN
• WALK-IN CLOSET
• RECREATION ROOM
• JACUZZI TUB
• PAVER PATIO
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Attached 2-car garage with inside access; Driveway with space for 4 vehicles; Total of 6 garage/parking spaces
• Utilities: Well water; On-site septic; Oil hot water; Electric cooling
• Home design: Detached structure; Pitched shingle roof; Vinyl siding; Fee simple ownership
• Construction: Concrete perimeter foundation; Vinyl siding construction; Shingle roof; Built year source: Assessor
• Exterior features: Deck(s); Patio(s); Personal above-ground pool; Pole barn; Above-grade and below-grade structures

Interior

• Kitchen: Built-in range; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on main level
• Flooring: Carpet; Hardwood; Tile/Brick; Vinyl
• Bathrooms: 2 full bathrooms (one on main level, one on lower level)
• Heating & cooling: Hot water heating (oil-fired); Central air conditioning (electric)
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Washer and Dryer; Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-683 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (34.3% below list).
• Recommended offer: $250k (34.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#247 in PA, #2,142 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Upper Perkiomen SD (suburban): math 39% / reading 55% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 157 active listings in the ZIP; high-income renter base; 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 $3k of loan paydown is wiped out by about $11k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,781 (34.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1975 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.70%
• DSCR: 0.66
• GRM: 12.7

CMA / ARV

• ARV (median comp): $619,273
• List price: $380,000
• Delta: -38.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2995 Seisholtzville Rd	0.75mi	3/2.0	1,560 (+1%)	18mo	$362,000	$232	47

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 · 0.13% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-112,020
• Equity at exit: $56,659

10-year hold

• IRR: -60.9%
• Equity multiple: -0.70×
• Total profit: $-180,483
• Equity at exit: $32,855

Cash invested: $106,400 (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 18062

• Home prices YoY: -26.4%
• Rents YoY: 0.1%
• Active inventory: 157
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$505 /mo · $6,060/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-683

Break-even live

Break-even rent $3,362

Max offer price $259,380

Occupancy floor —

Sensitivity live

Price	-10% $-468	-5% $-575	+0% $-683	+5% $-790	+10% $-898
Rent	-10% $-880	-5% $-781	+0% $-683	+5% $-584	+10% $-485
Rate	-1.0pp $-491	-0.5pp $-586	base $-683	+0.5pp $-781	+1.0pp $-881

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   statusdays on market $380,000 Pending 3 DOM
2. 2026-05-05
   historical
3. 2026-05-02
   listed $380,000 Active
4. 2026-05-01
   listed $380,000 Active

   Show marketing remark (1218 chars)

   Multiple offers received , Highest and best due Monday 8 pm. Set on 5 private acres, this well-maintained property offers a perfect blend of space, functionality, and outdoor amenities. The home features an updated kitchen with pantry and included appliances, hardwood flooring in the dining room, and a comfortable living room with carpet and a wood-burning insert. The primary bedroom includes a walk-in closet and a cozy reading area. A recreation room and additional storage closet add flexible living space. The main bathroom is equipped with a Jacuzzi tub, separate shower stall, and single vanity. French doors lead to a paver patio, creating an ideal setup for indoor-outdoor living, along with a deck for added entertaining space. Outside, enjoy the above-ground pool and hot tub (in need of a new pump/motor), plus a 24x32 pole barn and attached 2-car garage with lean-to, offering ample storage and workspace. Additional features include well and septic systems, oil baseboard heat, central air conditioning, and a hot water heater replaced in 2025. Solar panels installed in 2021 provide added efficiency. A great opportunity for those seeking privacy, land, and versatile indoor and outdoor living spaces.

5. 1996-12-03
   historical
6. 1996-06-03
   listed $139,900

ⓘ 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: $6,060 · $505/mo
• Projected year-2 tax: $6,060 · $505/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥100°F today · 12 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $29,974
• − Mortgage interest: −$21,286
• − Property taxes: −$6,060
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$11,055
• Taxable loss: −$15,122
• Est. tax savings @ 24.0%: +$3,629
• After-tax cash flow: $-4,564/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: Upper Perkiomen SD
• NCES district ID: 4224540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $68,322
• Composite: 41.99/100
• National rank: #3337
• State rank: #189 of 539 in PA

Livability — Alburtis

• Score: 79/100
• State rank: #247
• US rank: #2142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lehigh County · 333,019 people
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• Population (ZIP): 27,110
• Household income: $110,675
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 537.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 10% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 4% French/Haitian/Cajun 2%

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: ▼ -91.04%
• Current HPI: 253.5939
• Rent YoY: ▲ 0.13%
• Metro: Allentown-Bethlehem-Easton, PA-NJ
• 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

+171.6% since first listed

7 events — show timeline

• 2026-05-29 Pending — GLVRMLS
• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-05-02 Listed $380,000 BRIGHT MLS
• 2026-05-01 Listed $380,000 GLVRMLS
• 1996-12-03 Listing Removed — BRIGHT MLS
• 1996-06-03 Listed $139,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $6,060 · +0.7% YoY. Source: county tax records.