701 Village Green Dr · Gilbertsville, PA 19525

$325,000

3 bd · 1.5 ba · 1,520 sqft · Townhouse public records · 6 Days on market

Built 1989 3,600 sqft lot Est $339k · at est. $130/mo HOA · 4% of rent

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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 +22.0/30.0
• ARV discount +9.4/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 701 Village Green Dr, a beautifully maintained end-unit townhome located in the highly sought-after Village Green Community. This spacious home offers added privacy, abundant natural light, and a functional layout perfect for today’s lifestyle. The main level features a large living room/dining room combination with a conveniently located powder room just inside the entry. The eat-in kitchen includes granite countertops, black appliances, ample counter space, plenty of cabinetry, and a pantry for additional storage. From the kitchen, step outside to the rear deck, ideal for grilling, entertaining, or simply relaxing while enjoying the open common space behind the home. Upst

Key facts

• Finished basement
• Cathedral ceiling
• Rear deck

Tags

• REAR DECK
• REMODELED FULL BATHROOM
• CATHEDRAL CEILING
• SKYLIGHT
• FINISHED BASEMENT
• REPLACEMENT WINDOWS

Property features AI

Finance

• Other: Property manager present
• HOA & community: Monthly HOA fee of $130; HOA covers common area maintenance, lawn maintenance, snow removal, and trash; Community amenities include basketball courts, common grounds, playground, picnic area, and reserved/assigned parking

Exterior

• Parking: Assigned parking (2 spaces) in parking lot; Reserved/assigned parking included with association
• Utilities: Public water; Public sewer; Cable TV available; Phone available; Water average approximately $20/month
• Home design: End of row townhouse; Fee simple ownership; Property in excellent condition; Not in a federal flood zone
• Construction: Masonry construction; Block foundation; Partially finished basement; Above grade and below grade structures noted; Built year per assessor
• Exterior features: Sidewalks; Street lights; Deck(s)

Interior

• Kitchen: Kitchen with dining area
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Carpet
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Walk-in shower in bathroom; Breakfast area; Combination dining and living area; Combination kitchen and dining area; Dedicated dining area; Wood floors
• Laundry & utility: Utility room; Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 8.2% vs local median 3.1% in Gilbertsville — 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 83/100 on livability (#129 in PA, #1,013 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• Boyertown Area SD (suburban): math 44% / reading 53% proficiency, ranked #167 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Boyertown Area Shs (math 73% / reading 50%, grade B-, #74 of 437 statewide, top 17%, 2,158 students, 25% FRL).
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Boyertown Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $325,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $338,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Village Green Dr	0.00mi	3/1.5	1,520 (0%)	12mo	$310,000	$204	90
5 Castle Dr	0.53mi	3/2.5	1,520 (0%)	1mo	$354,900	$233	71
1501 Village Green Dr	0.16mi	3/2.5	1,680 (+10%)	4mo	$350,000	$208	68
23 Foxwood Dr	0.46mi	3/2.5	1,535 (+1%)	6mo	$325,000	$212	68
60 Foxwood Dr	0.40mi	3/2.5	1,452 (-4%)	6mo	$340,000	$234	65
31 Foxwood Dr	0.45mi	3/2.5	1,452 (-4%)	3mo	$352,000	$242	65
27 Foxwood Dr	0.46mi	3/2.5	1,452 (-4%)	8mo	$323,900	$223	61
16 Hunters Dr	0.64mi	3/2.5	1,595 (+5%)	7mo	$390,000	$245	52
424 Rhoads Ave	0.73mi	3/1.5	1,550 (+2%)	13mo	$200,000	$129	52
120 Chase Ln	0.58mi	3/3.0	1,640 (+8%)	2mo	$360,000	$220	52
28 Boot Ln	0.62mi	3/2.5	1,607 (+6%)	10mo	$375,000	$233	49
50 Hunters Dr	0.57mi	3/2.5	1,735 (+14%)	8mo	$365,000	$210	39

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-19,677
• Equity at exit: $48,459

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $25,632
• Equity at exit: $28,100

Cash invested: $91,000 (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 19525

• Home prices YoY: -26.2%
• Active inventory: 77
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,600 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$358 /mo · $4,296/yr
• Insurance: −$135
• HOA: −$130
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $516

Break-even live

Break-even rent $2,946

Max offer price $325,000

Occupancy floor 81%

Sensitivity live

Price	-10% $700	-5% $608	+0% $516	+5% $424	+10% $332
Rent	-10% $232	-5% $374	+0% $516	+5% $658	+10% $801
Rate	-1.0pp $680	-0.5pp $599	base $516	+0.5pp $432	+1.0pp $346

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Wren Rd Gilbertsville, PA	4.0	2.5	1939	$3,600	$1.86	2d	1	1.36mi

HOA detail

• Monthly dues: $130 · $1,560/yr

Listing history 5 events

1. 2026-06-15
   statusdays on market $325,000 Pending 6 DOM
2. 2026-06-13
   days on market $325,000 Active 5 DOM
3. 2026-06-13
   days on market $325,000 Active 4 DOM
4. 2026-06-09
   remarks 693-char remark
5. 2026-06-09
   listed $325,000 Active 1 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: $4,296 · $358/mo
• Projected year-2 tax: $4,715 · $393/mo
• Expected delta: +$420/yr (+$35/mo · 9.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,200
• − Mortgage interest: −$18,205
• − Property taxes: −$4,296
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,456
• − Management: −$3,456
• − HOA: −$1,560
• − Depreciation: −$9,455
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $5,920/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: Boyertown Area SD
• NCES district ID: 4203960
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 53% ▼ -22.00%
• Median HH income: $70,605
• Composite: 43.48/100
• National rank: #2999
• State rank: #167 of 539 in PA

Livability — Gilbertsville

• Score: 83/100
• State rank: #129
• US rank: #1013

Category grades

Amenities C- Commute F Cost of living B 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: Gilbertsville, PA
• Population (ZIP): 17,859

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 2% Polish 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.53%
• Current HPI: 283.6282
• 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

1 event — show timeline

• 2026-06-08 Listed $325,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2026): $4,296 · +3.1% YoY. Source: county tax records.