109 S Chestnut St · Fleetwood, PA 19522

$200,000

4 bd · 1.0 ba · 1,852 sqft · Townhouse public records · 16 Days on market

Built 1930 2,613 sqft lot Est $254k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious semi in the Borough of Fleetwood. First floor consists on a very large eat-in kitchen and a large dining room and living room. Living room could be a first floor bedroom. Second floor contains 3 additional bedrooms and a new bathroom. Economical Gas hot water baseboard heat New windows installed in 2006. 4 off street parking spaces that are accessed from alley

Key facts

• Large dining room
• New bathroom
• Large living room

Tags

• EAT-IN KITCHEN
• LARGE DINING ROOM
• LARGE LIVING ROOM
• NEW BATHROOM
• GAS HOT WATER BASEBOARD HEAT
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $-2 ($-21/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (10.2% below list).
• Recommended offer: $180k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#574 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Fleetwood Area SD (suburban): math 35% / reading 50% proficiency, ranked #281 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Fleetwood Shs (math 72%, 795 students, 27% FRL).
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $85k; list at $200k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,500 (10.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $253,724
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Chestnut St	0.00mi	4/1.0	1,852 (0%)	1mo	$180,000	$97	99
126 W Poplar St	0.08mi	3/2.0 (-1)	1,578 (-15%)	9mo	$236,000	$150	56
30 W Washington St	0.26mi	5/1.5 (+1)	2,088 (+13%)	12mo	$280,000	$134	50
14 E Washington St	0.34mi	4/1.5	1,608 (-13%)	18mo	$220,000	$137	45

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-32,472
• Equity at exit: $29,821

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-28,218
• Equity at exit: $17,292

Cash invested: $56,000 (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 19522

• Home prices YoY: -19.9%
• Active inventory: 68
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$232 /mo · $2,786/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-2

Break-even live

Break-even rent $1,797

Max offer price $199,685

Occupancy floor 95%

Sensitivity live

Price	-10% $111	-5% $55	+0% $-2	+5% $-58	+10% $-115
Rent	-10% $-144	-5% $-73	+0% $-2	+5% $69	+10% $140
Rate	-1.0pp $99	-0.5pp $49	base $-2	+0.5pp $-54	+1.0pp $-106

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 N Walnut St Fleetwood, PA	3.0	1.5	1272	$1,795	$1.41	4d	1	0.41mi

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   historical
3. 2026-04-09
   listed $200,000 Active
4. 2009-10-01
   historical
5. 2009-09-30
   historical
6. 2009-08-31
   listed $139,900
7. 2009-08-31
   listed $139,900
8. 2009-08-16
   historical
9. 2009-08-15
   historical
10. 2009-05-15
    listed $139,900
11. 2009-05-15
    listed $139,900
12. 2006-04-13
    soldstatus $85,000

ⓘ 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: $2,786 · $232/mo
• Projected year-2 tax: $2,973 · $248/mo
• Expected delta: +$187/yr (+$16/mo · 6.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 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: $21,540
• − Mortgage interest: −$11,203
• − Property taxes: −$2,786
• − Insurance: −$1,666
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,818
• Taxable loss: −$3,380
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $790/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: Fleetwood Area SD
• NCES district ID: 4209780
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $64,968
• Composite: 37.94/100
• National rank: #4307
• State rank: #281 of 539 in PA

Livability — Fleetwood

• Score: 73/100
• State rank: #574
• US rank: #5459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fleetwood, PA
• City population: 13,926
• Population (ZIP): 13,926

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Dominican 1%
• Common ancestry: Polish 5% Romanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 3% Russian/Polish/Slavic 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: ▼ -67.19%
• Current HPI: 270.0276
• 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

+135.3% since first listed

12 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-25 Listing Removed — BRIGHT MLS
• 2026-04-09 Listed $200,000 BRIGHT MLS
• 2009-10-01 Listing Removed — GLVRMLS
• 2009-09-30 Listing Removed — BRIGHT MLS
• 2009-08-31 Listed $139,900 BRIGHT MLS
• 2009-08-31 Listed $139,900 GLVRMLS
• 2009-08-16 Listing Removed — GLVRMLS
• 2009-08-15 Listing Removed — BRIGHT MLS
• 2009-05-15 Listed $139,900 BRIGHT MLS
• 2009-05-15 Listed $139,900 GLVRMLS
• 2006-04-13 Sold (Public Records) $85,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,786 · +0.6% YoY. Source: county tax records.