258 E Walnut St · Kutztown, PA 19530

$199,900

3 bd · 1.0 ba · 1,112 sqft · Townhouse public records · 7 Days on market

Built 1930 2,613 sqft lot Est $179k · 12% over

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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 +14.5/30.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

Key facts

• Garage
• Built 1930
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $44 ($530/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 $178k (10.8% below list).
• Recommended offer: $178k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#328 in PA, #2,879 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, amenities F, employment D-.
• Kutztown Area SD (town): math 51% / reading 64% proficiency, ranked #86 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kutztown El Sch (math 62% / reading 72%, grade B+, #202 of 1,518 statewide, top 15%, 392 students, 42% FRL); Kutztown Area Ms (math 27% / reading 57%, grade D-, #221 of 512 statewide, top 45%, 296 students, 43% FRL); Kutztown Area Shs (math 82%, 434 students, 29% FRL) — zoned schools average 38% FRL vs 20% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $102k; list at $200k implies a 97% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,275 (10.8% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $179,032
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 E Walnut St	0.05mi	3/1.0	1,098 (-1%)	5mo	$155,000	$141	92
233 Greenwich St	0.35mi	3/1.0	1,178 (+6%)	5mo	$152,000	$129	70
229 Normal Ave	0.65mi	3/1.0	1,176 (+6%)	14mo	$207,000	$176	48
235 Greenwich St	0.35mi	3/1.0	1,250 (+12%)	18mo	$150,000	$120	48
135 W Walnut St	0.37mi	2/1.5 (-1)	1,037 (-7%)	24mo	$202,000	$195	45
218 Lenni St	0.63mi	2/1.0 (-1)	1,244 (+12%)	18mo	$200,000	$161	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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-29,565
• Equity at exit: $29,806

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-22,058
• Equity at exit: $17,284

Cash invested: $55,972 (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 19530

• Home prices YoY: -18.6%
• Active inventory: 47
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,783 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$233 /mo · $2,792/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $44

Break-even live

Break-even rent $1,727

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $157	-5% $101	+0% $44	+5% $-12	+10% $-69
Rent	-10% $-97	-5% $-26	+0% $44	+5% $115	+10% $185
Rate	-1.0pp $145	-0.5pp $95	base $44	+0.5pp $-8	+1.0pp $-60

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 E Main St Kutztown, PA	4.0	1.0	1200	$1,850	$1.54	16d	1	0.22mi
23 E Main St Unit 23 Kutztown, PA	4.0	1.0	1200	$1,850	$1.54	25d	1	0.22mi
24 S Elm St Unit 304 Kutztown, PA	2.0	2.0	1048	$1,900	$1.81	4d	1	0.47mi
45 E Normal Ave Kutztown, PA	3.0	1.0–1.5	687	$1,600	$2.33	45d	2	0.49mi
45 E Normal Ave Kutztown, PA	3.0	1.0	920	$1,550	$1.68	23d	1	0.49mi
45 E Normal Ave Kutztown, PA	3.0	1.0–1.5	685	$1,550	$2.26	21d	2	0.49mi
45 Normal Ave Kutztown, PA	3.0	1.0–1.5	685	$1,550	$2.26	4d	4	0.53mi
2200 Lifestyle Ln Apt 902 Kutztown, PA	3.0	3.0	944	$1,975	$2.09	23d	1	0.77mi
2200 Lifestyle Ln Apt 100 Kutztown, PA	3.0	3.0	944	$1,750	$1.85	16d	1	0.77mi
2200 Lifestyle Ln Unit 706 Kutztown, PA	3.0	3.0	944	$1,975	$2.09	45d	1	0.77mi

Listing history 20 events

1. 2026-04-28
   status Pending
2. 2026-04-22
   listed $199,900 Active
3. 2026-04-06
   historical $199,900
4. 2016-10-11
   soldstatus $101,500
5. 2016-09-30
   soldstatus $101,500 Sold 658-char remark

   Show marketing remark (654 chars)

   A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

6. 2016-09-30
   soldstatus $101,500 Sold 654-char remark

   Show marketing remark (654 chars)

   A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

7. 2016-09-30
   soldstatus $101,500

   Show marketing remark (654 chars)

   A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

8. 2016-08-09
   status Under Contract 654-char remark

   Show marketing remark (658 chars)

   A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

9. 2016-08-09
   status Pending 658-char remark

   Show marketing remark (658 chars)

   A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

10. 2016-07-26
    price $103,000 654-char remark

    Show marketing remark (658 chars)

    A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

11. 2016-07-26
    price $103,000 658-char remark

    Show marketing remark (658 chars)

    A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

12. 2016-06-24
    listed $110,000 Active 658-char remark

    Show marketing remark (658 chars)

    A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

13. 2016-06-22
    listed $110,000 Active 654-char remark

    Show marketing remark (654 chars)

    A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

14. 2016-06-22
    listed $103,000

    Show marketing remark (654 chars)

    A handyman's treat! This 3 bed/1 bath end unit Twin Home located in the heart of the Kutztown Borough, is looking for someone to enhance it's already unique characteristics. Be greeted by a cozy living room connected to dining room. Kitchen with dining area leads to side deck great for outdoor grilling during the summer. Upper floor has 3 comfortable bedrooms & a full bath. Attic provides ample storage. Nice backyard with detached 1 car garage plus an adjacent parking spot. Minutes away from local routes, ammonites & schools. Fantastic opportunity to make this your dream home! Selling "as-is" Make your showing appointment today!

15. 2006-04-10
    soldstatus $90,000
16. 2001-10-20
    historical
17. 2001-07-19
    listed $79,900
18. 2001-06-29
    soldstatus $50,400
19. 2001-04-19
    historical
20. 2001-03-28
    listed $50,400

ⓘ 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: $2,792 · $233/mo
• Projected year-2 tax: $2,975 · $248/mo
• Expected delta: +$183/yr (+$15/mo · 6.6%)

ⓘ 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 7 d/yr ≥99°F today · 16 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: $21,393
• − Mortgage interest: −$11,198
• − Property taxes: −$2,792
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$5,815
• Taxable loss: −$2,834
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $1,210/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: Kutztown Area SD
• NCES district ID: 4212930
• Math proficiency: 51% ▼ -4.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $56,887
• Composite: 49.61/100
• National rank: #1982
• State rank: #86 of 539 in PA

Livability — Kutztown

• Score: 77/100
• State rank: #328
• US rank: #2879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kutztown, PA
• Population (ZIP): 14,896

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Polish 7% Romanian 4% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 4% Other Indo-European 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: ▼ -63.76%
• Current HPI: 278.7933
• 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

+296.6% since first listed

20 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-22 Listed $199,900 BRIGHT MLS
• 2026-04-06 Coming Soon $199,900 BRIGHT MLS
• 2016-10-11 Sold (Public Records) $101,500 Public Records
• 2016-09-30 Sold (MLS) $101,500 BRIGHT MLS
• 2016-09-30 Sold (MLS) $101,500 TREND
• 2016-09-30 Sold (MLS) $101,500 GLVRMLS
• 2016-08-09 Pending — TREND
• 2016-08-09 Pending — GLVRMLS
• 2016-07-26 Price Changed $103,000 TREND
• 2016-07-26 Price Changed $103,000 GLVRMLS
• 2016-06-24 Listed $110,000 GLVRMLS
• 2016-06-22 Listed $110,000 TREND
• 2016-06-22 Listed $103,000 BRIGHT MLS
• 2006-04-10 Sold (Public Records) $90,000 Public Records
• 2001-10-20 Listing Removed — BRIGHT MLS
• 2001-07-19 Listed $79,900 BRIGHT MLS
• 2001-06-29 Sold (MLS) $50,400 BRIGHT MLS
• 2001-04-19 Listing Removed — BRIGHT MLS
• 2001-03-28 Listed $50,400 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2026): $2,792 · +0.5% YoY. Source: county tax records.