329 Kline St · West Reading, PA 19611

$169,900

3 bd · 1.0 ba · 768 sqft · Townhouse public records · 3 Days on market

Built 1910 435 sqft lot Est $167k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +6.8/15.0
• 1% rule +6.2/10.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Do not miss your opportunity to own this recently remodeled end of row home in lively West Reading, just minutes from Reading Hospital and major highway access in Wyomissing School District! Enter through the brand-new front door into the living room to discover the gorgeous, new flooring that flows throughout the main floor, fresh neutral color palette, new lighting, and more! Continue to the fully renovated kitchen with new white cabinetry, granite countertops, new stainless-steel appliances, tile backsplash, and new door to fenced-in rear patio with alley access. The second floor offers 3 bedrooms. Two offering spacious closets, two offering gorgeous wood accent walls, and all offering n

Key facts

• Built 1910
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads 83/100 on livability (#121 in PA, #957 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, 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.
• Market conditions: 16 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k 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 $65k; list at $170k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1910 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.12% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $167,424
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Kline St	0.00mi	3/1.0	768 (0%)	0mo	$175,000	$228	100
327 Kline	0.00mi	3/1.0	768 (0%)	23mo	$158,000	$206	80
207 Kline St	0.13mi	3/1.0	802 (+4%)	15mo	$175,000	$218	74

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,706
• Equity at exit: $25,333

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $29,596
• Equity at exit: $14,690

Cash invested: $47,572 (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 19611

• Home prices YoY: -20.6%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,910 high
• Mortgage (P&I): −$891
• Tax from tax record: −$157 /mo · $1,883/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $390

Break-even live

Break-even rent $1,416

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $486	-5% $438	+0% $390	+5% $342	+10% $294
Rent	-10% $239	-5% $314	+0% $390	+5% $465	+10% $541
Rate	-1.0pp $475	-0.5pp $433	base $390	+0.5pp $346	+1.0pp $301

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Sycamore Rd Reading, PA	3.0	1.5	1120	$2,100	$1.88	45d	1	0.24mi
555 Chestnut St West Reading, PA	2.0	1.0	1061	$1,800	$1.70	45d	1	0.24mi
1100 E Wyomissing Blvd Reading, PA	1.0–2.0	1.0	650	$1,270	$1.95	15d	4	0.72mi
100 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1053	$2,987	$2.84	15d	8	0.77mi
150 N 4th St Reading, PA	1.0–2.0	1.0	1400	$1,750	$1.25	22d	4	0.85mi
211 W Douglass St Reading, PA	1.0–2.0	1.0–2.0	1142	$1,550	$1.36	15d	3	1.09mi
1375 Pershing Blvd Unit D4 Reading, PA	2.0	1.0	1000	$1,700	$1.70	45d	1	1.11mi
855 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1037	$2,090	$2.01	15d	11	1.18mi
1401 Pershing Blvd Reading, PA	2.0	1.0	1040	$1,700	$1.63	45d	1	1.20mi

Listing history 4 events

1. 2026-03-30
   status Pending
2. 2026-03-28
   listed $169,900 Active
3. 2026-03-26
   historical $169,900
4. 2025-12-31
   soldstatus $65,000

ⓘ 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: $1,883 · $157/mo
• Projected year-2 tax: $2,284 · $190/mo
• Expected delta: +$401/yr (+$33/mo · 21.3%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,915
• − Mortgage interest: −$9,517
• − Property taxes: −$1,883
• − Insurance: −$850
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$4,943
• Taxable income: $2,056
• Est. tax owed @ 24.0%: −$493
• After-tax cash flow: $4,185/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 — West Reading

• Score: 83/100
• State rank: #121
• US rank: #957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Reading, PA
• Population (ZIP): 11,170

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: Hispanic / Latino 46% White 41% Two or more races 22% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 27% Dominican 8%
• Common ancestry: Romanian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 63% English-only · Spanish 33% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -86.60%
• Current HPI: 334.0761
• 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

+161.4% since first listed

4 events — show timeline

• 2026-03-30 Pending — BRIGHT MLS
• 2026-03-28 Listed $169,900 BRIGHT MLS
• 2026-03-26 Coming Soon $169,900 BRIGHT MLS
• 2025-12-31 Sold (Public Records) $65,000 Public Records

Property tax history

+1.6%/yr

Latest (2026): $1,883 · +0.0% YoY. Source: county tax records.