41 W Washington St · Fleetwood, PA 19522

$169,900

3 bd · 1.5 ba · 1,740 sqft · Townhouse public records · 7 Days on market

Built 1918 4,356 sqft lot $98/sqft · 12% below area Est $192k · 12% 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).

• Cash flow +20.0/30.0
• ARV discount +12.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.6/10.0
• 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 MLS

Located in the desirable Fleetwood School District, this spacious 1,740 sq ft semi-detached home offers incredible potential to build sweat equity. The main level features a generously sized living space and eat-in kitchen, a convenient half bath, and a mudroom with first-floor laundry for added functionality.   Upstairs, you’ll find two bedrooms with the possibility of a third, along with a full bath and an expansive primary bedroom. An enclosed side balcony provides additional flexible space - perfect for a home office, sitting area, or hobby room.   Outside, the property includes a detached garage, a storage shed, and additional off-street parking in the rear. Enjoy relaxing on the covered side porch overlooking a nicely sized backyard.   This home is being sold as-is and does require some rehab work, making it a great opportunity for investors or buyers looking to build equity. With solid features already in place, this property is full of potential. Appliances and lawnmower are included for added value.

Key facts

• Garage
• Built 1918
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/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 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.
• 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 1918 — 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. 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: 1.06% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 7.9

CMA / ARV

• ARV (median comp): $192,029
• List price: $169,900
• Delta: -11.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 W Washington St	0.00mi	2/1.5 (-1)	1,740 (0%)	1mo	$135,000	$78	94
109 S Chestnut St	0.28mi	4/1.0 (+1)	1,852 (+6%)	1mo	$180,000	$97	68
121 N Franklin St	0.13mi	3/1.5	1,504 (-14%)	11mo	$222,000	$148	63
14 E Washington St	0.14mi	4/1.5 (+1)	1,608 (-8%)	18mo	$220,000	$137	60
126 W Poplar St	0.33mi	3/2.0	1,578 (-9%)	9mo	$236,000	$150	60
510 E Linden St	0.66mi	3/1.5	1,788 (+3%)	8mo	$250,000	$140	58

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,116
• Equity at exit: $25,333

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,115
• 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 19522

• Home prices YoY: -19.9%
• Active inventory: 68
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$246 /mo · $2,957/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $210

Break-even live

Break-even rent $1,529

Max offer price $169,900

Occupancy floor 83%

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 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	2d	1	0.20mi

Listing history 4 events

1. 2026-05-12
   status Pending 1044-char remark

   Show marketing remark (1044 chars)

   Located in the desirable Fleetwood School District, this spacious 1,740 sq ft semi-detached home offers incredible potential to build sweat equity. The main level features a generously sized living space and eat-in kitchen, a convenient half bath, and a mudroom with first-floor laundry for added functionality.   Upstairs, you’ll find two bedrooms with the possibility of a third, along with a full bath and an expansive primary bedroom. An enclosed side balcony provides additional flexible space - perfect for a home office, sitting area, or hobby room.   Outside, the property includes a detached garage, a storage shed, and additional off-street parking in the rear. Enjoy relaxing on the covered side porch overlooking a nicely sized backyard.   This home is being sold as-is and does require some rehab work, making it a great opportunity for investors or buyers looking to build equity. With solid features already in place, this property is full of potential. Appliances and lawnmower are included for added value.

2. 2026-05-06
   historical 1044-char remark

   Show marketing remark (1044 chars)

   Located in the desirable Fleetwood School District, this spacious 1,740 sq ft semi-detached home offers incredible potential to build sweat equity. The main level features a generously sized living space and eat-in kitchen, a convenient half bath, and a mudroom with first-floor laundry for added functionality.   Upstairs, you’ll find two bedrooms with the possibility of a third, along with a full bath and an expansive primary bedroom. An enclosed side balcony provides additional flexible space - perfect for a home office, sitting area, or hobby room.   Outside, the property includes a detached garage, a storage shed, and additional off-street parking in the rear. Enjoy relaxing on the covered side porch overlooking a nicely sized backyard.   This home is being sold as-is and does require some rehab work, making it a great opportunity for investors or buyers looking to build equity. With solid features already in place, this property is full of potential. Appliances and lawnmower are included for added value.

3. 2026-04-30
   listed $169,900 Active 1044-char remark

   Show marketing remark (1044 chars)

   Located in the desirable Fleetwood School District, this spacious 1,740 sq ft semi-detached home offers incredible potential to build sweat equity. The main level features a generously sized living space and eat-in kitchen, a convenient half bath, and a mudroom with first-floor laundry for added functionality.   Upstairs, you’ll find two bedrooms with the possibility of a third, along with a full bath and an expansive primary bedroom. An enclosed side balcony provides additional flexible space - perfect for a home office, sitting area, or hobby room.   Outside, the property includes a detached garage, a storage shed, and additional off-street parking in the rear. Enjoy relaxing on the covered side porch overlooking a nicely sized backyard.   This home is being sold as-is and does require some rehab work, making it a great opportunity for investors or buyers looking to build equity. With solid features already in place, this property is full of potential. Appliances and lawnmower are included for added value.

4. 2026-04-22
   historical $169,900 1044-char remark

   Show marketing remark (1044 chars)

   Located in the desirable Fleetwood School District, this spacious 1,740 sq ft semi-detached home offers incredible potential to build sweat equity. The main level features a generously sized living space and eat-in kitchen, a convenient half bath, and a mudroom with first-floor laundry for added functionality.   Upstairs, you’ll find two bedrooms with the possibility of a third, along with a full bath and an expansive primary bedroom. An enclosed side balcony provides additional flexible space - perfect for a home office, sitting area, or hobby room.   Outside, the property includes a detached garage, a storage shed, and additional off-street parking in the rear. Enjoy relaxing on the covered side porch overlooking a nicely sized backyard.   This home is being sold as-is and does require some rehab work, making it a great opportunity for investors or buyers looking to build equity. With solid features already in place, this property is full of potential. Appliances and lawnmower are included for added value.

ⓘ 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: $2,957 · $246/mo
• Projected year-2 tax: $2,957 · $246/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: −$9,517
• − Property taxes: −$2,957
• − Insurance: −$850
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$4,943
• Taxable loss: −$172
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,560/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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-06 Listing Removed — BRIGHT MLS
• 2026-04-30 Listed $169,900 BRIGHT MLS
• 2026-04-22 Coming Soon $169,900 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $2,957 · +0.6% YoY. Source: county tax records.