15845 Kutztown Rd · Maxatawny, PA 19538

$175,000

4 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 17 Days on market

Built 1900 6,969 sqft lot Est $282k · 38% under

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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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits with this spacious 3-story detached home offering 3 bedrooms, 1 full bath, and over 1,500 square feet of living space. Conveniently located between Allentown and Kutztown, this property provides easy access for commuting, shopping, dining, and everyday amenities. Bring your vision and tool belt to unlock this home's full potential. With generous room sizes and three levels of living space, there are endless possibilities to customize and make it your own. Step outside to enjoy a large fenced backyard featuring ample off-street parking and plenty of space for a future garage, workshop, or additional outdoor living area. Backing to a peaceful open field, the back of the property offers a private setting perfect for relaxing, entertaining, or enjoying the warmer months ahead. Whether you're a homeowner looking for a project or an investor searching for your next opportunity, this property is full of potential and ready for its next chapter.

Key facts

• Private setting
• 6,969 sq ft lot
• Built 1900

Tags

• LARGE FENCED BACKYARD
• AMPLE OFF STREET PARKING
• PRIVATE SETTING

Property features AI

Finance

• Financial info: Ownership: Fee simple; Above-grade finished area reported as 1,548 (per assessor); Below-grade unfinished area estimated at 200; Total below-grade area reported as 200; Improvement and land assessed values reported (assessor data)

Exterior

• Parking: Off-street parking; parking available in rear accessed via driveway
• Utilities: Well water; On-site septic; Electric hot water
• Home design: Detached property; Entry level information not provided; Facing direction not provided
• Construction: Mixed construction materials; Stone foundation; Year built source: Assessor
• Exterior features: Detached structure; Above-grade and below-grade other structures; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating (oil-fired); Window air conditioning units (electric)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $56 ($669/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 $156k (10.8% below list).
• Recommended offer: $156k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 3 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 $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,032 (10.8% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $281,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Church Rd	0.71mi	3/1.0 (-1)	1,568 (+1%)	16mo	$285,000	$182	47

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: 8.8%
• Equity multiple: 1.50×
• Total profit: $24,636
• Equity at exit: $78,688

10-year hold

• IRR: 11.3%
• Equity multiple: 2.69×
• Total profit: $82,756
• Equity at exit: $121,267

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 19538

• Active inventory: 3
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$186 /mo · $2,235/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $56

Break-even live

Break-even rent $1,490

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $155	-5% $105	+0% $56	+5% $6	+10% $-43
Rent	-10% $-68	-5% $-6	+0% $56	+5% $117	+10% $179
Rate	-1.0pp $144	-0.5pp $100	base $56	+0.5pp $10	+1.0pp $-36

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: —

Listing history 12 events

1. 2026-06-21
   days on market $175,000 Active 17 DOM
2. 2026-06-18
   days on market $175,000 Active 14 DOM
3. 2026-06-17
   days on market $175,000 Active 13 DOM
4. 2026-06-16
   days on market $175,000 Active 12 DOM
5. 2026-06-15
   days on market $175,000 Active 11 DOM
6. 2026-06-14
   days on market $175,000 Active 9 DOM
7. 2026-06-13
   days on market $175,000 Active 8 DOM
8. 2026-06-10
   days on market $175,000 Active 6 DOM
9. 2026-06-09
   days on market $175,000 Active 5 DOM
10. 2026-06-08
    days on market $175,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $175,000 Active 3 DOM

ⓘ 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: $2,235 · $186/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$265/yr (+$22/mo · 11.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,724
• − Mortgage interest: −$9,803
• − Property taxes: −$2,235
• − Insurance: −$875
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$5,091
• Taxable loss: −$2,276
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,215/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 — Maxatawny

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

Census & demographics

• Census place: Maxatawny, PA
• Population (ZIP): 89

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: Majority White (64%)
• Race & ethnicity: White 64% Asian 36%
• Common ancestry: Romanian 15% Iranian 7% Slovene 7%
• Foreign-born: 36% · Vietnam

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: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $175,000 BRIGHT MLS
• 2026-06-04 Listed $175,000 GLVRMLS

Property tax history

+0.5%/yr

Latest (2026): $2,235 · +0.0% YoY. Source: county tax records.