206 Memory Ln · Tilden, PA 19526

$64,900

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 71 Days on market

Built 1980 $66/sqft · 35% below area Est $100k · 35% under $670/mo HOA · 54% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Set quietly within the Pleasant Hills community of Tilden , this thoughtfully refreshed home offers a clean, comfortable lifestyle with floor to ceiling updates already in place. A light filled living space welcomes you inside, anchored by warm wood ceilings that add character. The open flow carries effortlessly into the kitchen framed by an arched opening revealing where crisp cabinetry, generous counter space, and a functional layout make everyday living easy. A built in hutch detail adds both charm and practical storage. Two generously sized bedrooms and two full baths provide flexibility, while recent improvements and fresh paint create a move in ready experience from day one. Outside, a brand new oversized deck extends your living space, complete with a ramp for easy accessibility. It is a feature that offers both convenience and versatility, whether for everyday use or welcoming guests. The setting is simple and manageable, designed for those who prefer low maintenance living without sacrificing comfort. Positioned just minutes from Cabela’s, major roadways, and everyday essentials, the location keeps you connected while still feeling tucked away. Ready for its next loving owner this turnkey property is available for immediate possession.

Key facts

• Warm wood ceilings
• Crisp cabinetry
• Arched opening

Tags

• LIGHT FILLED LIVING SPACE
• WARM WOOD CEILINGS
• ARCHED OPENING
• CRISP CABINETRY
• GENEROUS COUNTER SPACE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $47k (27.8% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $47k (27.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — 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; 2 comparable units currently listed for rent nearby; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, 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 71 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $46,886 (27.8% 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. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.90% ✓
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 4.4

CMA / ARV

• ARV (median comp): $99,816
• List price: $64,900
• Delta: -34.98%
• 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: 19.8%
• Equity multiple: 2.61×
• Total profit: $29,256
• Equity at exit: $58,467

10-year hold

• IRR: 18.3%
• Equity multiple: 6.07×
• Total profit: $92,065
• Equity at exit: $126,086

Cash invested: $18,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$39 /mo · $463/yr
• Insurance: −$27
• HOA: −$670
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-102

Break-even live

Break-even rent $1,362

Max offer price $46,886

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-84	+0% $-102	+5% $-120	+10% $-139
Rent	-10% $-199	-5% $-151	+0% $-102	+5% $-53	+10% $-5
Rate	-1.0pp $-69	-0.5pp $-85	base $-102	+0.5pp $-119	+1.0pp $-136

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Windsor St Unit 1 Hamburg, PA	1.0	1.0	525	$1,095	$2.09	44d	1	1.23mi
49 S Fourth St Unit 1ST FLOOR Hamburg, PA	1.0	1.0	650	$1,350	$2.08	24d	1	1.29mi

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 16 events

1. 2026-06-21
   statusdays on market $64,900 Pending 71 DOM
2. 2026-06-18
   days on market $64,900 Active 70 DOM
3. 2026-06-17
   days on market $64,900 Active 69 DOM
4. 2026-06-16
   days on market $64,900 Active 68 DOM
5. 2026-06-15
   days on market $64,900 Active 67 DOM
6. 2026-06-13
   days on market $64,900 Active 65 DOM
7. 2026-06-12
   days on market $64,900 Active 64 DOM
8. 2026-06-09
   days on market $64,900 Active 61 DOM
9. 2026-06-08
   days on market $64,900 Active 60 DOM
10. 2026-06-08
    days on market $64,900 Active 59 DOM
11. 2026-06-07
    days on market $64,900 Active 58 DOM
12. 2026-06-04
    days on market $64,900 Active 55 DOM
13. 2026-06-02
    days on market $64,900 Active 54 DOM
14. 2026-06-01
    days on market $64,900 Active 53 DOM
15. 2026-05-31
    days on market $64,900 Active 52 DOM
16. 2026-04-09
    listed $74,900 Active 1272-char remark

    Show marketing remark (1272 chars)

    Set quietly within the Pleasant Hills community of Tilden , this thoughtfully refreshed home offers a clean, comfortable lifestyle with floor to ceiling updates already in place. A light filled living space welcomes you inside, anchored by warm wood ceilings that add character. The open flow carries effortlessly into the kitchen framed by an arched opening revealing where crisp cabinetry, generous counter space, and a functional layout make everyday living easy. A built in hutch detail adds both charm and practical storage. Two generously sized bedrooms and two full baths provide flexibility, while recent improvements and fresh paint create a move in ready experience from day one. Outside, a brand new oversized deck extends your living space, complete with a ramp for easy accessibility. It is a feature that offers both convenience and versatility, whether for everyday use or welcoming guests. The setting is simple and manageable, designed for those who prefer low maintenance living without sacrificing comfort. Positioned just minutes from Cabela’s, major roadways, and everyday essentials, the location keeps you connected while still feeling tucked away. Ready for its next loving owner this turnkey property is available for immediate possession.

ⓘ 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: $463 · $39/mo
• Projected year-2 tax: $744 · $62/mo
• Expected delta: +$281/yr (+$23/mo · 60.8%)

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

Taxation est. · year 1

• Rental income: $14,794
• − Mortgage interest: −$3,635
• − Property taxes: −$463
• − Insurance: −$324
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − HOA: −$8,040
• − Depreciation: −$1,888
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $-762/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 $74,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2026): $463 · +0.0% YoY. Source: county tax records.