393 Park Rd · Fleetwood, PA 19522

$185,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 13 Days on market

Built 1955 10,454 sqft lot $145/sqft · 36% below area Est $289k · 36% 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 +15.9/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.7/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This ranch-style home offers a great opportunity for owner-occupant buyers, investors, or anyone looking for country-style living with room to make it their own. The property features 3 bedrooms, 1 full bathroom, a spacious living room, and a large eat-in kitchen ideal for everyday living and entertaining. A partially finished full basement provides additional living or storage space and includes a Bilco door exterior entrance for added convenience. The home is serviced by oil heat, private well, and septic. Outside, you’ll find a side patio area perfect for relaxing, a detached 2-car garage, gravel driveway, and additional off-street parking. Please note, part of the home appears to

Key facts

• Large eat in kitchen
• Ranch style home
• Side patio area

Tags

• RANCH STYLE HOME
• SPACIOUS LIVING ROOM
• LARGE EAT IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• BILCO DOOR EXTERIOR ENTRANCE
• SIDE PATIO AREA

Property features AI

Exterior

• Parking: Detached front-entry garage with 2 garage spaces; Driveway parking for 2 vehicles (4 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached property; Lot dimensions recorded from assessor
• Construction: Vinyl and aluminum siding; Block foundation
• Exterior features: Not located in a federal flood zone; Above- and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard hot water heating; Oil-fired heat; Electric hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $87 ($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 $180k (3.0% below list).
• Recommended offer: $180k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#574 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Fleetwood Area SD (suburban): math 35% / reading 50% proficiency, ranked #281 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 68 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 $6k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $179,500 (3.0% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 0.97% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.02%
• DSCR: 1.09
• GRM: 8.6

CMA / ARV

• ARV (median comp): $288,654
• List price: $185,000
• Delta: -35.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
468 Park Rd	0.39mi	3/2.0	1,456 (+14%)	6mo	$260,000	$179	49
261 W Poplar St	0.42mi	4/1.5 (+1)	1,133 (-12%)	7mo	$280,000	$247	49
35 Witwer Ln	0.42mi	2/1.0 (-1)	1,120 (-12%)	16mo	$129,777	$116	42
239 Poplar St	0.42mi	2/1.5 (-1)	1,462 (+14%)	13mo	$273,000	$187	39
619 Crisscross Rd	0.68mi	3/1.0	1,120 (-12%)	19mo	$256,650	$229	31
108 E Washington St	0.75mi	3/1.5	1,162 (-9%)	23mo	$230,000	$198	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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-24,368
• Equity at exit: $27,584

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-13,831
• Equity at exit: $15,995

Cash invested: $51,800 (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 19522

• Home prices YoY: -19.9%
• Active inventory: 68
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$284 /mo · $3,404/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $87

Break-even live

Break-even rent $1,685

Max offer price $185,000

Occupancy floor 90%

Sensitivity live

Price	-10% $192	-5% $140	+0% $87	+5% $35	+10% $-18
Rent	-10% $-55	-5% $16	+0% $87	+5% $158	+10% $229
Rate	-1.0pp $180	-0.5pp $134	base $87	+0.5pp $39	+1.0pp $-10

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 N Walnut St Fleetwood, PA	3.0	1.5	1272	$1,795	$1.41	3d	1	0.71mi

Listing history 1 events

1. 2026-05-14
   listed $185,000 Active 905-char remark

ⓘ 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: $3,404 · $284/mo
• Projected year-2 tax: $3,404 · $284/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,540
• − Mortgage interest: −$10,363
• − Property taxes: −$3,404
• − Insurance: −$925
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,382
• Taxable loss: −$1,980
• Est. tax savings @ 24.0%: +$475
• After-tax cash flow: $1,521/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: Fleetwood Area SD
• NCES district ID: 4209780
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $64,968
• Composite: 37.94/100
• National rank: #4307
• State rank: #281 of 539 in PA

Livability — Fleetwood

• Score: 73/100
• State rank: #574
• US rank: #5459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,926
• Population (ZIP): 13,926

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Dominican 1%
• Common ancestry: Polish 5% Romanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 3% Russian/Polish/Slavic 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: ▼ -67.19%
• Current HPI: 270.0276
• 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

2 events — show timeline

• 2026-05-27 Pending — BRIGHT MLS
• 2026-05-14 Listed $185,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $3,404 · +0.0% YoY. Source: county tax records.