1939 Woodvale Ave · Mount Penn, PA 19606

$175,000

3 bd · 1.0 ba · 1,010 sqft · Townhouse public records · 15 Days on market

Built 1920 1,742 sqft lot $173/sqft · at area comps Est $182k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +9.2/15.0
• 1% rule +4.8/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This solid home in Anteintum schools has 3 private bedrooms. Both the heat and the hot water are natural gas. The home has both a front porch and a large deck is positioned off the kitchen. The backyard is fenced in and there is space for off street parking. If you are looking for a home at a reasonable price this might be it. If you are an investor this property is worth a look. Currently tenant occupied. Tenant is month to month an pays $1,250 per month and all utilities. The lease is month to month. If investor purchased the tenant would like to stay.

Key facts

• Built 1920
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $-13 ($-155/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (1.5% below list).
• Recommended offer: $172k (1.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#356 in PA, #3,123 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Antietam SD (suburban): math 13% / reading 35% proficiency, ranked #468 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 166 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $5k 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

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,325 (1.5% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $181,739
• List price: $175,000
• Delta: -3.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1929 Woodvale Ave	0.01mi	3/1.0	1,046 (+4%)	13mo	$162,000	$155	82
2211 Woodvale Ave	0.31mi	2/1.0 (-1)	978 (-3%)	12mo	$145,000	$148	66
11 Penn Mawr Ct	0.62mi	3/1.0	980 (-3%)	2mo	$195,000	$199	64
2321 Cumberland Ave	0.47mi	3/1.0	984 (-3%)	15mo	$87,500	$89	61
2539 Grant St	0.70mi	3/1.0	1,100 (+9%)	3mo	$200,000	$182	50
2536 Grant St	0.69mi	2/1.0 (-1)	982 (-3%)	10mo	$174,900	$178	50
20 Pennwyn Ter	0.55mi	3/2.0	1,128 (+12%)	6mo	$199,900	$177	46
2545 Grant St	0.72mi	3/1.0	1,100 (+9%)	8mo	$185,000	$168	45
2442 Fairview Ave	0.58mi	3/1.0	1,155 (+14%)	17mo	$230,000	$199	35
2421 Filbert Ave	0.57mi	3/2.0	896 (-11%)	22mo	$230,000	$257	33
2412 Grandview Ave	0.53mi	2/1.0 (-1)	1,151 (+14%)	19mo	$210,000	$182	31

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-29,051
• Equity at exit: $26,093

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-25,837
• Equity at exit: $15,131

Cash invested: $49,000 (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 19606

• Active inventory: 166
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$918
• Tax from tax record: −$328 /mo · $3,937/yr
• Insurance: −$73
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-13

Break-even live

Break-even rent $1,740

Max offer price $172,724

Occupancy floor 96%

Sensitivity live

Price	-10% $86	-5% $37	+0% $-13	+5% $-62	+10% $-112
Rent	-10% $-149	-5% $-81	+0% $-13	+5% $55	+10% $123
Rate	-1.0pp $75	-0.5pp $32	base $-13	+0.5pp $-58	+1.0pp $-104

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Perkiomen Ave Reading, PA	3.0	1.5	1214	$1,350	$1.11	44d	1	0.27mi
212 Laurel Ave Reading, PA	4.0	2.0	1320	$2,200	$1.67	14d	1	0.43mi
553 Wunder St Unit 2 Reading, PA	2.0	1.0	1242	$1,500	$1.21	22d	1	0.86mi
603 Maple St Reading, PA	3.0	1.0	940	$1,395	$1.48	22d	1	0.97mi
28 Hilbert Ct Reading, PA	3.0	1.5	1288	$1,695	$1.32	22d	1	1.04mi
437 Linden St Reading, PA	3.0	1.0	900	$1,800	$2.00	22d	1	1.17mi
1332 Green St Reading, PA	4.0	1.0	1350	$1,475	$1.09	22d	1	1.18mi
850 Carsonia Ave Reading, PA	1.0–2.0	1.0	807	$1,525	$1.89	14d	6	1.46mi

Listing history 12 events

1. 2026-05-13
   status Pending 560-char remark

   Show marketing remark (560 chars)

   This solid home in Anteintum schools has 3 private bedrooms. Both the heat and the hot water are natural gas. The home has both a front porch and a large deck is positioned off the kitchen. The backyard is fenced in and there is space for off street parking. If you are looking for a home at a reasonable price this might be it. If you are an investor this property is worth a look. Currently tenant occupied. Tenant is month to month an pays $1,250 per month and all utilities. The lease is month to month. If investor purchased the tenant would like to stay.

2. 2026-05-03
   historical 560-char remark

   Show marketing remark (560 chars)

   This solid home in Anteintum schools has 3 private bedrooms. Both the heat and the hot water are natural gas. The home has both a front porch and a large deck is positioned off the kitchen. The backyard is fenced in and there is space for off street parking. If you are looking for a home at a reasonable price this might be it. If you are an investor this property is worth a look. Currently tenant occupied. Tenant is month to month an pays $1,250 per month and all utilities. The lease is month to month. If investor purchased the tenant would like to stay.

3. 2026-04-18
   listed $175,000 Active 560-char remark

   Show marketing remark (560 chars)

   This solid home in Anteintum schools has 3 private bedrooms. Both the heat and the hot water are natural gas. The home has both a front porch and a large deck is positioned off the kitchen. The backyard is fenced in and there is space for off street parking. If you are looking for a home at a reasonable price this might be it. If you are an investor this property is worth a look. Currently tenant occupied. Tenant is month to month an pays $1,250 per month and all utilities. The lease is month to month. If investor purchased the tenant would like to stay.

4. 2026-04-15
   historical $175,000 560-char remark

   Show marketing remark (560 chars)

   This solid home in Anteintum schools has 3 private bedrooms. Both the heat and the hot water are natural gas. The home has both a front porch and a large deck is positioned off the kitchen. The backyard is fenced in and there is space for off street parking. If you are looking for a home at a reasonable price this might be it. If you are an investor this property is worth a look. Currently tenant occupied. Tenant is month to month an pays $1,250 per month and all utilities. The lease is month to month. If investor purchased the tenant would like to stay.

5. 2025-11-22
   historical
6. 2025-10-03
   listed $186,000 Active
7. 2025-09-29
   historical
8. 2021-03-12
   soldstatus $75,000
9. 2021-03-02
   soldstatus $75,000 Closed
10. 2021-02-07
    status Pending
11. 2021-02-06
    historical
12. 2021-01-29
    listed $79,900 Active

ⓘ 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: $3,937 · $328/mo
• Projected year-2 tax: $3,937 · $328/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,679
• − Mortgage interest: −$9,803
• − Property taxes: −$3,937
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,091
• Taxable loss: −$3,002
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $566/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: Antietam SD
• NCES district ID: 4202480
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 35% ▼ -13.00%
• Median HH income: $51,003
• Composite: 21.24/100
• National rank: #8403
• State rank: #468 of 539 in PA

Livability — Mount Penn

• Score: 77/100
• State rank: #356
• US rank: #3123

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: Mount Penn, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• Metro: Reading, PA
• 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

+119.0% since first listed

12 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-03 Listing Removed — BRIGHT MLS
• 2026-04-18 Listed $175,000 BRIGHT MLS
• 2026-04-15 Coming Soon $175,000 BRIGHT MLS
• 2025-11-22 Listing Removed — BRIGHT MLS
• 2025-10-03 Listed $186,000 BRIGHT MLS
• 2025-09-29 Coming Soon — BRIGHT MLS
• 2021-03-12 Sold (Public Records) $75,000 Public Records
• 2021-03-02 Sold (MLS) $75,000 BRIGHT MLS
• 2021-02-07 Pending — BRIGHT MLS
• 2021-02-06 Listing Removed — BRIGHT MLS
• 2021-01-29 Listed $79,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $3,937 · +1.1% YoY. Source: county tax records.