349 S Miller St · Shillington, PA 19607

$220,000

4 bd · 1.5 ba · 2,027 sqft · SingleFamily public records · 1 Days on market

Built 1969 0.30 ac lot Est $336k · 35% under ↓ 4% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this Shillington Brick Split Level conveniently located on a corner lot. This lot boasts . 30 acres with plenty of yard space for outdoor activities. Enjoy your summers relaxing under the covered patio and enjoying the privacy of the backyard. Step inside and you will find replacement windows, hardwood floors, 3 zone heating and a fireplace. This 4 bedroom home has one and one half baths, a finished lower level, a 1 car garage and a beautiful kitchen that is just waiting for the next cook to make it their own. While some of the hardwood floors are exposed, there is also hardwood flooring under the carpets in most of the rooms.

Key facts

• Dual income streams
• Prime location
• 0.3 acre lot

Tags

• ATTACHED BARBERSHOP SPACE
• DUAL INCOME STREAMS
• PRIME LOCATION

Property features AI

Finance

• Other: Not in a federal flood zone; Fee simple ownership; Accessibility with 2+ access exits

Exterior

• Parking: Attached front-entry garage with garage door opener and inside access; Driveway; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Multiple levels (includes third level bedroom)
• Construction: Brick construction; Block foundation; Full unfinished basement with interior access and poured concrete
• Exterior features: Corner lot; Front yard; Rear yard; Side yards

Interior

• Kitchen: Built-in microwave; Dishwasher; Stove; Refrigerator
• Bedrooms: Three bedrooms on the second level; One bedroom on the third level
• Flooring: Wood floors; Carpet
• Bathrooms: One full bathroom on upper levels; One half bathroom on the main level
• Heating & cooling: Hot water heating; Cooling via ceiling fans, ductless/mini-split, wall units, and window units
• Interior features: Attic; Built-in shelving; Ceiling fans; Dining area; Tub/shower; Wood floors; Carpet
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.3% vs local median 4.9% in Shillington — 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 79/100 on livability (#230 in PA, #2,007 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Governor Mifflin SD (suburban): math 31% / reading 50% proficiency, ranked #325 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 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 ($81k/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 $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $130k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1969 — 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: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $336,482
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
324 Holland St	0.08mi	4/2.5	2,216 (+9%)	0mo	$585,000	$264	76
120 S Miller St	0.31mi	3/1.5 (-1)	2,135 (+5%)	5mo	$260,000	$122	67
109 New Holland Ave	0.37mi	3/1.5 (-1)	2,170 (+7%)	1mo	$300,000	$138	65
320 Hillside Dr	0.62mi	4/2.0	1,950 (-4%)	4mo	$324,000	$166	59
324 Ashley Dr	0.53mi	3/1.5 (-1)	2,040 (+1%)	12mo	$354,000	$174	59
135 Chestnut St	0.46mi	4/2.0	1,800 (-11%)	3mo	$290,000	$161	56
136 E Elm St	0.73mi	4/1.5	2,152 (+6%)	6mo	$308,000	$143	50
352 Ashley Dr	0.43mi	3/2.0 (-1)	2,267 (+12%)	4mo	$315,000	$139	50
306 E Broad St	0.54mi	3/2.5 (-1)	1,952 (-4%)	12mo	$360,000	$184	50
107 N Miller St	0.58mi	3/1.5 (-1)	1,869 (-8%)	8mo	$309,000	$165	48
3083 Cedar Top Rd	0.60mi	4/2.0	1,808 (-11%)	13mo	$355,000	$196	42
110 Chestnut St	0.47mi	5/2.5 (+1)	1,722 (-15%)	8mo	$349,900	$203	38

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-23,681
• Equity at exit: $32,803

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,874
• Equity at exit: $19,022

Cash invested: $61,600 (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 19607

• Home prices YoY: -14.1%
• Active inventory: 87
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$414 /mo · $4,973/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $186

Break-even live

Break-even rent $2,101

Max offer price $220,000

Occupancy floor 87%

Sensitivity live

Price	-10% $311	-5% $248	+0% $186	+5% $124	+10% $61
Rent	-10% $1	-5% $94	+0% $186	+5% $278	+10% $371
Rate	-1.0pp $297	-0.5pp $242	base $186	+0.5pp $129	+1.0pp $71

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-19
   remarks 689-char remark
2. 2026-06-19
   listed $220,000 Coming Soon 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: $4,973 · $414/mo
• Projected year-2 tax: $4,973 · $414/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $28,038
• − Mortgage interest: −$12,323
• − Property taxes: −$4,973
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − Depreciation: −$6,400
• Taxable loss: −$1,245
• Est. tax savings @ 24.0%: +$299
• After-tax cash flow: $2,531/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: Governor Mifflin SD
• NCES district ID: 4210860
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $60,881
• Composite: 35.88/100
• National rank: #4815
• State rank: #325 of 539 in PA

Livability — Shillington

• Score: 79/100
• State rank: #230
• US rank: #2007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shillington, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 24,045
• Household income: $81,346
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 469.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 12% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -46.25%
• Current HPI: 282.2782
• Rent YoY: —
• 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

-4.3% since first listed

13 events — show timeline

• 2026-06-19 Coming Soon $220,000 BRIGHT MLS
• 2023-09-21 Listing Removed — BRIGHT MLS
• 2023-09-05 Listed $350,000 BRIGHT MLS
• 2023-08-31 Coming Soon — BRIGHT MLS
• 2021-06-03 Sold (Public Records) $283,000 Public Records
• 2021-05-28 Sold (MLS) $283,000 BRIGHT MLS
• 2021-03-31 Pending — BRIGHT MLS
• 2021-03-31 Price Changed $283,000 BRIGHT MLS
• 2021-03-23 Listed $264,900 BRIGHT MLS
• 2020-06-04 Listing Removed — BRIGHT MLS
• 2020-03-13 Relisted — BRIGHT MLS
• 2020-03-02 Listing Removed — BRIGHT MLS
• 2020-03-02 Listed $229,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2021): $4,973 · +0.0% YoY. Source: county tax records.