417 Brobst · Shillington, PA 19607

$215,000

3 bd · 1.5 ba · 1,282 sqft · Other public records · 5 Days on market

Built 1930 2,613 sqft lot $168/sqft · at area comps Est $221k · at est.

---

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 +12.7/30.0
• ARV discount +8.8/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

Key facts

• 2 garage spots
• Built 1930
• Listed 5 days

Property features AI

Finance

• Other: Not in a federal flood zone; Above-grade finished area reported by assessor

Exterior

• Parking: Detached rear-entry garage with 2 spaces; On-street parking
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers; Cable TV available; Natural gas for heating and hot water
• Home design: Semi-detached; Pitched shingle roof; Concrete perimeter foundation; Fee simple ownership
• Construction: Brick construction; Concrete perimeter foundation; Pitched shingle roof
• Exterior features: Sidewalks; Street lights; Exterior lighting; Patio(s); Porch(es); Level lot with front and rear yard

Interior

• Kitchen: Built-in range; Self-cleaning oven; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood; Fully carpeted areas; Vinyl
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Hot water heating (natural gas); Wall air conditioning unit (electric)
• Interior features: Butler's pantry; Ceiling fans; Stain/lead glass; Eat-in kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-22 ($-260/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (10.8% below list).
• Recommended offer: $192k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Shillington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#230 in PA, #2,007 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Governor Mifflin SD (suburban): math 31% / reading 50% proficiency, ranked #325 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Governor Mifflin Shs (math 50% / reading 24%, grade F, #288 of 437 statewide, top 66%, 1,480 students, 44% FRL) — zoned schools average 44% FRL vs 27% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $108k; list at $215k implies a 98% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,823 (10.8% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $221,435
• List price: $215,000
• Delta: -2.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-36,159
• Equity at exit: $32,057

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-33,019
• Equity at exit: $18,589

Cash invested: $60,200 (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 19607

• Home prices YoY: -14.1%
• Active inventory: 87
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$320 /mo · $3,840/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-22

Break-even live

Break-even rent $1,946

Max offer price $211,171

Occupancy floor 96%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 N Wyomissing Ave Reading, PA	2.0	1.0	903	$1,950	$2.16	43d	1	0.07mi
101 Washington St Shillington, PA	2.0	1.0	1008	$1,775	$1.76	43d	1	0.39mi
311 Mifflin Blvd Reading, PA	2.0	1.0	1242	$1,600	$1.29	13d	1	0.67mi
8 Nassau Ct Reading, PA	3.0	2.0	1260	$1,900	$1.51	13d	1	0.97mi
1401 Pershing Blvd Reading, PA	2.0	1.0	1040	$1,700	$1.63	43d	1	0.98mi
1375 Pershing Blvd Unit D4 Reading, PA	2.0	1.0	1000	$1,700	$1.70	43d	1	1.07mi
1342 W Wyomissing Blvd West Lawn, PA	1.0–2.0	1.0–2.0	865	$1,775	$2.05	13d	16	1.35mi

Listing history 21 events

1. 2026-05-06
   status Pending 1272-char remark
2. 2026-05-05
   historical 1272-char remark
3. 2026-05-01
   listed $215,000 Active 1272-char remark
4. 2026-04-30
   historical $215,000 1272-char remark
5. 2016-07-08
   soldstatus $108,500 373-char remark

   Show marketing remark (373 chars)

   Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

6. 2016-07-08
   soldstatus $108,500 Sold

   Show marketing remark (373 chars)

   Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

7. 2016-07-08
   soldstatus $108,500

   Show marketing remark (373 chars)

   Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

8. 2016-05-27
   status Under Contract

   Show marketing remark (373 chars)

   Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

9. 2016-05-19
   price $109,900

   Show marketing remark (373 chars)

   Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

10. 2016-05-19
    historical

    Show marketing remark (373 chars)

    Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

11. 2016-04-29
    price $105,000

    Show marketing remark (373 chars)

    Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

12. 2016-03-01
    price $109,900

    Show marketing remark (373 chars)

    Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

13. 2016-01-04
    listed $114,900 Active

    Show marketing remark (373 chars)

    Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

14. 2016-01-04
    listed $109,900 373-char remark

    Show marketing remark (373 chars)

    Great starter home in Gov. Mifflin Schools. 2 car detached garage. Fenced yard with pond. 1st floor has decent kitchen, dining room and living room. Original hardwood flooring throughout. Upstairs is 3 bedroom, full bath and an attic for storage or could be easily converted into additional space. Basement is finished with a bar and gas fireplace. Gas heat, gas hot water.

15. 2015-12-08
    historical
16. 2015-07-10
    listed $124,900
17. 2011-07-01
    historical
18. 2011-06-24
    listed $124,900
19. 2000-06-28
    historical
20. 2000-06-28
    listed $88,800
21. 1999-01-05
    soldstatus $84,000

ⓘ 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: $3,840 · $320/mo
• Projected year-2 tax: $3,840 · $320/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 6/10 Major 7 d/yr ≥100°F today · 15 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: $23,019
• − Mortgage interest: −$12,043
• − Property taxes: −$3,840
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$6,255
• Taxable loss: −$3,877
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $670/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: Governor Mifflin SD
• NCES district ID: 4210860
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $60,881
• Composite: 35.88/100
• National rank: #4815
• State rank: #325 of 539 in PA

Livability — Shillington

• Score: 79/100
• State rank: #230
• US rank: #2007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shillington, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 24,045
• Household income: $81,346
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 469.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 12% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% 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: ▼ -46.25%
• Current HPI: 282.2782
• Rent YoY: —
• 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

+156.0% since first listed

21 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-05 Listing Removed — BRIGHT MLS
• 2026-05-01 Listed $215,000 BRIGHT MLS
• 2026-04-30 Coming Soon $215,000 BRIGHT MLS
• 2016-07-08 Sold (Public Records) $108,500 Public Records
• 2016-07-08 Sold (MLS) $108,500 TREND
• 2016-07-08 Sold (MLS) $108,500 BRIGHT MLS
• 2016-05-27 Pending — TREND
• 2016-05-19 Delisted — TREND
• 2016-05-19 Price Changed $109,900 TREND
• 2016-04-29 Price Changed $105,000 TREND
• 2016-03-01 Price Changed $109,900 TREND
• 2016-01-04 Listed $114,900 TREND
• 2016-01-04 Listed $109,900 BRIGHT MLS
• 2015-12-08 Listing Removed — BRIGHT MLS
• 2015-07-10 Listed $124,900 BRIGHT MLS
• 2011-07-01 Listing Removed — BRIGHT MLS
• 2011-06-24 Listed $124,900 BRIGHT MLS
• 2000-06-28 Listed $88,800 BRIGHT MLS
• 2000-06-28 Listing Removed — BRIGHT MLS
• 1999-01-05 Sold (Public Records) $84,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $3,840 · +0.0% YoY. Source: county tax records.