1329 Garfield Ave · Wyomissing, PA 19610

$290,000

4 bd · 2.0 ba · 1,650 sqft · Townhouse public records · 3 Days on market

Built 1920 4,356 sqft lot Est $310k · 7% under

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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 +14.2/30.0
• ARV discount +10.4/15.0
• Schools +4.8/10.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION: Multiple offers have been received for this home. The seller has established a deadline for highest and best offers to be submitted by 6PM, Saturday, May 30th. A rare opportunity awaits you in this much desired neighborhood of Wyomissing! This beautiful home lay on a welcoming tree-lined street, and is situated in a neighborhood where numerous architectural styles exist to create a truly diverse neighborhood. As you approach the home, you will immediately notice the wonderful curb appeal with attractive mature landscaping, and a Mediterranean style design. The stucco exterior is complemented by and array of warm and vibrant colors on the trim and accents. Walk onto the porch and

Key facts

• Open floor plan
• Brick fireplace
• Tree lined street

Tags

• TREE LINED STREET
• MATURE LANDSCAPING
• DECORATIVE PILLARS
• OPEN FLOOR PLAN
• BRICK FIREPLACE
• BAMBOO FLOORS

Property features AI

Finance

• Other: Not in a federal flood zone; Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service with circuit breakers; Hot water: natural gas; Heating fuel: natural gas
• Home design: End of row townhouse; Main entrance faces east; Fee simple ownership; Property in good condition
• Construction: Stucco construction; Stone foundation; Asphalt/rubber/shingle roof; Built with above- and below-grade structures; Full unfinished basement with sump pump (not finished)
• Exterior features: Privacy wood rear fence; Deck(s); Porch(es); Shed; Walkout basement stairs

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the second upper level
• Flooring: Bamboo; Hardwood; Tile/brick
• Bathrooms: One full bathroom (upper level); Two half bathrooms (main and upper levels total)
• Heating & cooling: Radiator heating (natural gas); Ductless/mini-split cooling (electric)
• Interior features: Ceiling fans; Formal separate dining room; Pantry; Recessed lighting; Wood floors; Has fireplace with brick surround and mantel
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $49 ($587/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 $265k (8.6% below list).
• Recommended offer: $265k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.6% in Wyomissing — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#157 in PA, #1,300 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F.
• Wyomissing Area SD (suburban): math 43% / reading 65% proficiency, ranked #111 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wyomissing Hills El Ctr (math 52% / reading 70%, grade B, #368 of 1,518 statewide, top 24%, 637 students, 39% FRL); West Reading El Ctr (math 40% / reading 66%, grade C+, #90 of 512 statewide, top 19%, 297 students, 41% FRL); Wyomissing Area Jshs (math 37% / reading 59%, grade D, #162 of 437 statewide, top 37%, 906 students, 38% FRL).
• Market conditions: Rents soft (-0.8%/yr); 79 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 36% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $290k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,162 (8.6% below list)

Questions for the listing agent

1. Built in 1920 — 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 A-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: 0.91% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $310,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 Garfield Ave	0.06mi	4/1.5	1,720 (+4%)	2mo	$355,000	$206	86
1433 Delaware Ave	0.20mi	4/1.5	1,596 (-3%)	8mo	$328,000	$206	76
1407 Delaware	0.17mi	4/1.5	1,596 (-3%)	10mo	$300,000	$188	76
1276 Penn Ave	0.24mi	5/2.0 (+1)	1,685 (+2%)	6mo	$240,000	$142	75
1516 Delaware Ave	0.22mi	4/2.5	1,726 (+5%)	7mo	$300,000	$174	74
48 Lynne Ave	0.30mi	4/1.0	1,613 (-2%)	14mo	$265,000	$164	66
1415 Delaware Ave	0.18mi	4/2.5	1,864 (+13%)	3mo	$320,000	$172	65
1314 Garfield Ave	0.04mi	3/1.0 (-1)	1,446 (-12%)	6mo	$285,000	$197	63
1801 Cambridge Ave Unit C-20	0.66mi	3/3.0 (-1)	1,648 (-0%)	16mo	$225,000	$137	47
105 S Park Rd	0.73mi	3/2.5 (-1)	1,472 (-11%)	4mo	$320,000	$217	38
122 S Park Rd	0.70mi	3/1.5 (-1)	1,563 (-5%)	18mo	$315,000	$202	36
922 Franklin St	0.67mi	3/1.5 (-1)	1,773 (+8%)	20mo	$290,000	$164	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-51,581
• Equity at exit: $43,240

10-year hold

• IRR: -18.8%
• Equity multiple: 0.13×
• Total profit: $-70,667
• Equity at exit: $25,074

Cash invested: $81,200 (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 19610

• Home prices YoY: -33.4%
• Rents YoY: -0.8%
• Active inventory: 79
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$404 /mo · $4,851/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $49

Break-even live

Break-even rent $2,590

Max offer price $290,000

Occupancy floor 93%

Sensitivity live

Price	-10% $213	-5% $131	+0% $49	+5% $-33	+10% $-115
Rent	-10% $-161	-5% $-56	+0% $49	+5% $154	+10% $258
Rate	-1.0pp $195	-0.5pp $123	base $49	+0.5pp $-26	+1.0pp $-103

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Dauphin Ave Reading, PA	4.0	2.5	2097	$2,750	$1.31	23d	1	0.12mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	15d	1	0.86mi
707 Oley St Reading, PA	3.0	2.0	1274	$2,300	$1.81	15d	1	0.98mi
8 Nassau Ct Reading, PA	3.0	2.0	1260	$1,900	$1.51	15d	1	1.05mi
906 Summit Chase Dr Reading, PA	3.0	2.5	1324	$1,795	$1.36	15d	1	1.15mi
205 Sycamore Rd Reading, PA	3.0	1.5	1120	$2,100	$1.88	45d	1	1.26mi
201 S 2nd Ave Reading, PA	3.0	2.5	1584	$2,500	$1.58	15d	1	1.31mi

Listing history 5 events

1. 2026-06-02
   status $290,000 Pending 3 DOM
2. 2026-05-31
   days on market $290,000 Active 3 DOM
3. 2026-05-30
   days on market $290,000 Active 2 DOM
4. 2026-05-28
   listed $290,000 Active
5. 2012-09-06
   soldstatus $99,500

ⓘ 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: $4,851 · $404/mo
• Projected year-2 tax: $4,851 · $404/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $31,819
• − Mortgage interest: −$16,245
• − Property taxes: −$4,851
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$8,436
• Taxable loss: −$4,253
• Est. tax savings @ 24.0%: +$1,021
• After-tax cash flow: $1,608/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: Wyomissing Area SD
• NCES district ID: 4226760
• Math proficiency: 43% ▼ -15.00%
• Reading proficiency: 65% ▼ -13.00%
• Median HH income: $65,760
• Composite: 47.52/100
• National rank: #2274
• State rank: #111 of 539 in PA

Livability — Wyomissing

• Score: 82/100
• State rank: #157
• US rank: #1300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyomissing, PA
• County: Berks County · 195,629 people
• City population: 16,581
• Metro: Reading, PA
• Population (ZIP): 16,581
• Household income: $87,374
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 593.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 5% Iranian 3% Italian 1%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 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: ▼ -135.36%
• Current HPI: 270.4831
• Rent YoY: ▼ -0.77%
• 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

+191.5% since first listed

2 events — show timeline

• 2026-05-28 Listed $290,000 BRIGHT MLS
• 2012-09-06 Sold (Public Records) $99,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $4,851 · +0.0% YoY. Source: county tax records.