56 N Church St · Mohnton, PA 19540

$900,000

14 bd · None ba · 8,930 sqft · MultiFamily public records · 63 Days on market

Built 1930 10,454 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well-maintained Fully Occupied Multi Unit Apartment Building at 56 N Church St in the heart of Mohnton. This unique offering features 11 total units which consist of including 6 residential apartments (1 efficiency, 3 one-bedroom units, and 2 two-bedroom units) along with 5 income-generating garages. The property is designed for efficiency and ease of management, with separate utilities for each unit. Tenants pay their own heat, hot water, and electric, while the owner is responsible for water, sewer, and trash. Each unit is equipped with its own individual gas furnaces and separate hot water systems, providing cost control and tenant comfort. Additional features include: Ample off-street parking with space for up to 8 vehicles in the rear - Coin-operated laundry in the basement offering added income potential - Strong unit mix appealing to a wide tenant base and Solid rental setup with room for continued cash flow growth. Income and expense details available upon request. Schedule your private showing today!

Key facts

• Separate utilities
• 0.24 acre lot
• 6 garage spots

Tags

• MULTI UNIT APARTMENT BUILDING
• INCOME GENERATING GARAGES
• SEPARATE UTILITIES
• INDIVIDUAL GAS FURNACES
• COIN OPERATED LAUNDRY
• AMPLE OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 14-bed/?-bath multifamily listed at $900k.

Deal economics

• At list price, monthly cash flow is $10k ($114k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $900k).
• Recommended offer: $846k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#328 in PA, #3,008 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Governor Mifflin SD (suburban): math 31% / reading 50% proficiency, ranked #325 of 539 in PA (top 60%) — 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

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y 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.
• Current owner paid $434k; list at $900k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $846,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.13% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.24%
• DSCR: 3.01
• GRM: 3.9

CMA / ARV

• ARV (median comp): $332,584
• List price: $900,000
• Delta: 170.61%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 42.3%
• Equity multiple: 2.82×
• Total profit: $459,230
• Equity at exit: $134,193

10-year hold

• IRR: 48.5%
• Equity multiple: 5.68×
• Total profit: $1,178,850
• Equity at exit: $77,816

Cash invested: $252,000 (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 19540

• Home prices YoY: -14.0%
• Active inventory: 46
• Price-to-rent: 43.2×

Monthly cashflow live

• Estimated rent: $19,183 medium
• Mortgage (P&I): −$4,720
• Tax from tax record: −$559 /mo · $6,706/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,028
• Net cashflow: $9,501

Break-even live

Break-even rent $7,156

Max offer price $900,000

Occupancy floor 45%

Sensitivity live

Price	-10% $10,011	-5% $9,756	+0% $9,501	+5% $9,246	+10% $8,992
Rent	-10% $7,986	-5% $8,743	+0% $9,501	+5% $10,259	+10% $11,017
Rate	-1.0pp $9,954	-0.5pp $9,730	base $9,501	+0.5pp $9,268	+1.0pp $9,031

11-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 9× units	1	1	$15,633
▸ 2× units	2	1	$3,550
Total (11 units)			$19,183

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: $225,000
• Closing costs: $27,000
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $900,000 Active 63 DOM
2. 2026-06-17
   days on market $900,000 Active 62 DOM
3. 2026-06-16
   days on market $900,000 Active 61 DOM
4. 2026-06-15
   days on market $900,000 Active 60 DOM
5. 2026-06-14
   days on market $900,000 Active 58 DOM
6. 2026-06-13
   days on market $900,000 Active 57 DOM
7. 2026-06-10
   days on market $900,000 Active 55 DOM
8. 2026-06-09
   days on market $900,000 Active 54 DOM
9. 2026-06-08
   days on market $900,000 Active 53 DOM
10. 2026-06-07
    days on market $900,000 Active 52 DOM
11. 2026-06-05
    days on market $900,000 Active 49 DOM
12. 2026-06-03
    days on market $900,000 Active 48 DOM
13. 2026-06-02
    days on market $900,000 Active 47 DOM
14. 2026-06-01
    days on market $900,000 Active 46 DOM
15. 2026-05-31
    days on market $900,000 Active 45 DOM
16. 2026-04-16
    status Active 1026-char remark

    Show marketing remark (1026 chars)

    Well-maintained Fully Occupied Multi Unit Apartment Building at 56 N Church St in the heart of Mohnton. This unique offering features 11 total units which consist of including 6 residential apartments (1 efficiency, 3 one-bedroom units, and 2 two-bedroom units) along with 5 income-generating garages. The property is designed for efficiency and ease of management, with separate utilities for each unit. Tenants pay their own heat, hot water, and electric, while the owner is responsible for water, sewer, and trash. Each unit is equipped with its own individual gas furnaces and separate hot water systems, providing cost control and tenant comfort. Additional features include: Ample off-street parking with space for up to 8 vehicles in the rear - Coin-operated laundry in the basement offering added income potential - Strong unit mix appealing to a wide tenant base and Solid rental setup with room for continued cash flow growth. Income and expense details available upon request. Schedule your private showing today!

17. 2026-04-09
    listed $900,000 Active 1026-char remark

    Show marketing remark (1026 chars)

    Well-maintained Fully Occupied Multi Unit Apartment Building at 56 N Church St in the heart of Mohnton. This unique offering features 11 total units which consist of including 6 residential apartments (1 efficiency, 3 one-bedroom units, and 2 two-bedroom units) along with 5 income-generating garages. The property is designed for efficiency and ease of management, with separate utilities for each unit. Tenants pay their own heat, hot water, and electric, while the owner is responsible for water, sewer, and trash. Each unit is equipped with its own individual gas furnaces and separate hot water systems, providing cost control and tenant comfort. Additional features include: Ample off-street parking with space for up to 8 vehicles in the rear - Coin-operated laundry in the basement offering added income potential - Strong unit mix appealing to a wide tenant base and Solid rental setup with room for continued cash flow growth. Income and expense details available upon request. Schedule your private showing today!

18. 2026-04-09
    historical 1026-char remark

    Show marketing remark (1026 chars)

    Well-maintained Fully Occupied Multi Unit Apartment Building at 56 N Church St in the heart of Mohnton. This unique offering features 11 total units which consist of including 6 residential apartments (1 efficiency, 3 one-bedroom units, and 2 two-bedroom units) along with 5 income-generating garages. The property is designed for efficiency and ease of management, with separate utilities for each unit. Tenants pay their own heat, hot water, and electric, while the owner is responsible for water, sewer, and trash. Each unit is equipped with its own individual gas furnaces and separate hot water systems, providing cost control and tenant comfort. Additional features include: Ample off-street parking with space for up to 8 vehicles in the rear - Coin-operated laundry in the basement offering added income potential - Strong unit mix appealing to a wide tenant base and Solid rental setup with room for continued cash flow growth. Income and expense details available upon request. Schedule your private showing today!

19. 2024-03-24
    historical $950
20. 2024-03-13
    listed $950
21. 2024-01-29
    historical $825
22. 2024-01-20
    listed $825
23. 2023-08-15
    historical $995
24. 2023-07-13
    listed $995
25. 2022-11-15
    historical $875
26. 2022-06-05
    price $875
27. 2019-12-24
    soldstatus $434,000
28. 2002-12-27
    soldstatus $210,000
29. 2002-12-04
    soldstatus $210,000 4-char remark

    Show marketing remark (4 chars)

    None

30. 2002-10-08
    historical 4-char remark

    Show marketing remark (4 chars)

    None

31. 2002-09-19
    listed $210,000 4-char remark

    Show marketing remark (4 chars)

    None

ⓘ 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: $6,706 · $559/mo
• Projected year-2 tax: $10,463 · $872/mo
• Expected delta: +$3,757/yr (+$313/mo · 56.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $230,196
• − Mortgage interest: −$50,414
• − Property taxes: −$6,706
• − Insurance: −$4,500
• − Repairs & maintenance: −$18,416
• − Management: −$18,416
• − Depreciation: −$26,182
• Taxable income: $105,563
• Est. tax owed @ 24.0%: −$25,335
• After-tax cash flow: $88,678/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: Governor Mifflin SD
• NCES district ID: 4210860
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $60,881
• Composite: 35.88/100
• National rank: #4815
• State rank: #325 of 539 in PA

Livability — Mohnton

• Score: 77/100
• State rank: #328
• US rank: #3008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mohnton, PA
• Population (ZIP): 11,705

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 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% 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: ▼ -47.18%
• Current HPI: 288.9438
• 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

+328.6% since first listed

16 events — show timeline

• 2026-04-16 Relisted — BRIGHT MLS
• 2026-04-09 Listing Removed — BRIGHT MLS
• 2026-04-09 Listed $900,000 BRIGHT MLS
• 2024-03-24 Rental Removed $950 APPFOLIO
• 2024-03-13 Listed for Rent $950 APPFOLIO
• 2024-01-29 Rental Removed $825 APPFOLIO
• 2024-01-20 Listed for Rent $825 APPFOLIO
• 2023-08-15 Rental Removed $995 APPFOLIO
• 2023-07-13 Listed for Rent $995 APPFOLIO
• 2022-11-15 Rental Removed $875 APPFOLIO
• 2022-06-05 Price Changed $875 APPFOLIO
• 2019-12-24 Sold (Public Records) $434,000 Public Records
• 2002-12-27 Sold (Public Records) $210,000 Public Records
• 2002-12-04 Sold (MLS) $210,000 BRIGHT MLS
• 2002-10-08 Listing Removed — BRIGHT MLS
• 2002-09-19 Listed $210,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $6,706 · +0.0% YoY. Source: county tax records.