20 Valley Rd · Wyomissing, PA 19610

$305,000

4 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 3 Days on market

Built 1952 6,534 sqft lot $238/sqft · 20% above area Est $314k · 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 +10.3/30.0
• ARV discount +8.8/15.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pc2354 Excellent Wyomissing Hills Location Near Schools, Shopping And Pool. Recently Added Central Air, Replacement Windows, Remodeled Bath And Driveway. Immediate Possession.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Ownership is fee simple; Above-grade finished area and below-grade finished area recorded by assessor/estimated

Exterior

• Parking: Attached garage with 1 garage space and additional storage area; Garage door opener; Driveway with 3 spaces; On-street parking; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas for heating, hot water, and cooling
• Home design: Detached property; Shingle roof; Brick construction; Block foundation
• Construction: Built (year source: assessor); Brick exterior; Shingle roof; Block foundation
• Exterior features: Rear fencing; Shed on property; Not in a federal flood zone

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Partially finished, full basement; Washer and gas dryer included; Refrigerator included
• Laundry & utility: Laundry in basement; Gas dryer; Washer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (19.7% below list).
• Recommended offer: $245k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 3 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 34% 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.
• 3 sale attempts since 27y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $244,821 (19.7% 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 1952 — 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 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?
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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $313,950
• List price: $305,000
• Delta: -2.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Valley Rd	0.07mi	3/1.5 (-1)	1,280 (0%)	22mo	$290,000	$227	71
9 Wingert Rd	0.06mi	3/1.5 (-1)	1,472 (+15%)	1mo	$330,900	$225	64
26 Cedarwood Rd	0.28mi	3/2.0 (-1)	1,260 (-2%)	14mo	$311,000	$247	64
26 Margaret Dr	0.44mi	4/2.0	1,155 (-10%)	1mo	$325,000	$281	58
11 Margaret Dr	0.41mi	3/1.0 (-1)	1,165 (-9%)	3mo	$281,000	$241	58
31 Darlin Dr	0.36mi	4/1.0	1,165 (-9%)	18mo	$275,000	$236	53
18 Birchwood Rd	0.32mi	3/1.5 (-1)	1,344 (+5%)	22mo	$330,000	$246	51
37 Cedarwood Rd	0.25mi	3/1.5 (-1)	1,092 (-15%)	7mo	$314,900	$288	51
17 Hillside Rd	0.53mi	3/1.0 (-1)	1,183 (-8%)	20mo	$245,000	$207	41
30 Darlin	0.39mi	3/1.0 (-1)	1,472 (+15%)	14mo	$312,000	$212	41
1923 Reading	0.75mi	3/1.0 (-1)	1,165 (-9%)	21mo	$249,900	$215	28
59 Upland Rd	0.67mi	3/1.5 (-1)	1,464 (+14%)	24mo	$290,000	$198	18

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: -23.6%
• Equity multiple: 0.21×
• Total profit: $-67,279
• Equity at exit: $45,476

10-year hold

• IRR: -29.6%
• Equity multiple: -0.17×
• Total profit: $-99,974
• Equity at exit: $26,371

Cash invested: $85,400 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,448 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$376 /mo · $4,509/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-168

Break-even live

Break-even rent $2,661

Max offer price $275,281

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-82	+0% $-168	+5% $-255	+10% $-341
Rent	-10% $-362	-5% $-265	+0% $-168	+5% $-72	+10% $25
Rate	-1.0pp $-15	-0.5pp $-91	base $-168	+0.5pp $-247	+1.0pp $-328

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Oley St Reading, PA	3.0	2.0	1274	$2,300	$1.81	15d	1	1.01mi
812 Christopher Dr Reading, PA	3.0	2.0	1421	$2,200	$1.55	22d	1	1.19mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	15d	1	1.46mi

Listing history 12 events

1. 2026-05-18
   status Pending 1131-char remark
2. 2026-05-18
   historical 1131-char remark
3. 2026-05-18
   price $305,000 1131-char remark
4. 2026-05-16
   listed $255,000 Active 1131-char remark
5. 2026-04-30
   historical $255,000 1131-char remark
6. 2000-05-15
   soldstatus $94,900
7. 2000-05-12
   soldstatus $94,900 176-char remark

   Show marketing remark (176 chars)

   Pc2354 Excellent Wyomissing Hills Location Near Schools, Shopping And Pool. Recently Added Central Air, Replacement Windows, Remodeled Bath And Driveway. Immediate Possession.

8. 2000-04-10
   historical 176-char remark

   Show marketing remark (176 chars)

   Pc2354 Excellent Wyomissing Hills Location Near Schools, Shopping And Pool. Recently Added Central Air, Replacement Windows, Remodeled Bath And Driveway. Immediate Possession.

9. 2000-02-28
   listed $94,900 176-char remark

   Show marketing remark (176 chars)

   Pc2354 Excellent Wyomissing Hills Location Near Schools, Shopping And Pool. Recently Added Central Air, Replacement Windows, Remodeled Bath And Driveway. Immediate Possession.

10. 2000-02-04
    historical
11. 1999-05-04
    listed $105,000
12. 1997-07-10
    soldstatus $90,000

ⓘ 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: $4,509 · $376/mo
• Projected year-2 tax: $4,664 · $389/mo
• Expected delta: +$155/yr (+$13/mo · 3.4%)

ⓘ 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 ≥99°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: $29,379
• − Mortgage interest: −$17,085
• − Property taxes: −$4,509
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − Depreciation: −$8,873
• Taxable loss: −$7,314
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $-263/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

+238.9% since first listed

13 events — show timeline

• 2026-06-17 Sold (MLS) $305,000 BRIGHT MLS
• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-18 Price Changed $305,000 BRIGHT MLS
• 2026-05-18 Listing Removed — BRIGHT MLS
• 2026-05-16 Listed $255,000 BRIGHT MLS
• 2026-04-30 Coming Soon $255,000 BRIGHT MLS
• 2000-05-15 Sold (Public Records) $94,900 Public Records
• 2000-05-12 Sold (MLS) $94,900 BRIGHT MLS
• 2000-04-10 Listing Removed — BRIGHT MLS
• 2000-02-28 Listed $94,900 BRIGHT MLS
• 2000-02-04 Listing Removed — BRIGHT MLS
• 1999-05-04 Listed $105,000 BRIGHT MLS
• 1997-07-10 Sold (Public Records) $90,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $4,509 · +0.0% YoY. Source: county tax records.