327 Oak St · Tilden, PA 19526

$85,000

3 bd · 1.5 ba · 960 sqft · Manufactured public records · 72 Days on market

Built 2000 $89/sqft · 15% below area Est $100k · 15% under

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Why this score? — see what drove the A- 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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled on the edge of the Pleasant View community in the Hamburg Area School District, this property offers a fully renovated, move in ready home with a clean, modern feel throughout. Inside, vaulted ceilings and an open floorplan create a bright, airy living space, complemented by classic wainscoting and warm wood look flooring. The updated kitchen stands out with crisp white cabinetry, a marble inspired backsplash, and stainless steel appliances, all seamlessly connected to the main living area. Three comfortable bedrooms and two renovated bathrooms provide functional, easy living, finished in soft, neutral tones. Fresh paint throughout ties everything together for a cohesive, polished look. A welcoming front deck adds to the home’s charm, while the location offers convenience to local amenities and major routes. This move in home awaits its next loving owner!

Key facts

• Open floorplan
• Updated kitchen
• Vaulted ceilings

Tags

• HAMBURG AREA SCHOOL DISTRICT
• VAULTED CEILINGS
• OPEN FLOORPLAN
• UPDATED KITCHEN
• WHITE CABINETRY
• MARBLE INSPIRED BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Hamburg Area SD (other): math 31% / reading 43% proficiency, ranked #377 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.16% ✓
• Cap rate: 18.30%
• Cash-on-cash: 42.88%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $99,782
• List price: $85,000
• Delta: -14.81%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.6%
• Equity multiple: 5.22×
• Total profit: $100,489
• Equity at exit: $76,575

10-year hold

• IRR: 51.1%
• Equity multiple: 11.65×
• Total profit: $253,398
• Equity at exit: $165,136

Cash invested: $23,800 (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 19526

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $850

Break-even live

Break-even rent $756

Max offer price $85,000

Occupancy floor 49%

Sensitivity live

Price	-10% $899	-5% $874	+0% $850	+5% $826	+10% $802
Rent	-10% $706	-5% $778	+0% $850	+5% $923	+10% $995
Rate	-1.0pp $893	-0.5pp $872	base $850	+0.5pp $828	+1.0pp $806

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $85,000 Active 72 DOM
2. 2026-06-18
   days on market $85,000 Active 70 DOM
3. 2026-06-17
   days on market $85,000 Active 69 DOM
4. 2026-06-16
   days on market $85,000 Active 68 DOM
5. 2026-06-15
   days on market $85,000 Active 67 DOM
6. 2026-06-13
   days on market $85,000 Active 65 DOM
7. 2026-06-12
   days on market $85,000 Active 64 DOM
8. 2026-06-09
   days on market $85,000 Active 61 DOM
9. 2026-06-08
   days on market $85,000 Active 60 DOM
10. 2026-06-08
    days on market $85,000 Active 59 DOM
11. 2026-06-07
    days on market $85,000 Active 58 DOM
12. 2026-06-04
    days on market $85,000 Active 55 DOM
13. 2026-06-02
    days on market $85,000 Active 54 DOM
14. 2026-06-01
    days on market $85,000 Active 53 DOM
15. 2026-05-31
    days on market $85,000 Active 52 DOM
16. 2026-04-09
    listed $89,900 Active 881-char remark

    Show marketing remark (881 chars)

    Nestled on the edge of the Pleasant View community in the Hamburg Area School District, this property offers a fully renovated, move in ready home with a clean, modern feel throughout. Inside, vaulted ceilings and an open floorplan create a bright, airy living space, complemented by classic wainscoting and warm wood look flooring. The updated kitchen stands out with crisp white cabinetry, a marble inspired backsplash, and stainless steel appliances, all seamlessly connected to the main living area. Three comfortable bedrooms and two renovated bathrooms provide functional, easy living, finished in soft, neutral tones. Fresh paint throughout ties everything together for a cohesive, polished look. A welcoming front deck adds to the home’s charm, while the location offers convenience to local amenities and major routes. This move in home awaits its next loving owner!

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,993
• − Mortgage interest: −$4,761
• − Property taxes: −$1,396
• − Insurance: −$425
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$2,473
• Taxable income: $9,419
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $7,944/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: Hamburg Area SD
• NCES district ID: 4211340
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $55,589
• Composite: 32.5/100
• National rank: #5705
• State rank: #377 of 539 in PA

Livability — Tilden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Hamburg, PA
• Population (ZIP): 11,412

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Polish 7% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% 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: ▲ 13.13%
• Current HPI: 299.1168
• 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

1 event — show timeline

• 2026-04-09 Listed $89,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $1,396 · +0.0% YoY. Source: county tax records.