3211 Marion St · Laureldale, PA 19605

$250,000

3 bd · 2.0 ba · 1,632 sqft · MultiFamily public records · 7 Days on market

Built 1925 7,405 sqft lot

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Muhlenberg 2 Unit. 1St Floor Completely Remodeled. Beautiful Kitchen And Bath. Berber Carpet, New Paint, New Windows. Covered Patio. Most Appliances Remain. Move Right In. 2Nd Unit Very Neat And Clean. Tenants For 5 Years Would Like To Stay. Nice Side Yard.

Key facts

• Covered patio
• Quiet area
• 7,405 sq ft lot

Tags

• REMODELED DETACHED DUPLEX
• COVERED PATIO
• QUIET AREA
• WELL-MAINTAINED DUPLEX

Property features AI

Finance

• Other: Ground rent payment listed as annually
• Financial info: Existing leases on a month-to-month basis; Reported total actual rent: $24,600 annually; Improvement and land assessed values recorded

Exterior

• Parking: On-street parking
• Utilities: Natural gas for heating and hot water; Electric for cooling; Public water; Public sewer
• Home design: Detached structure; Fee simple ownership
• Construction: Brick exterior; Permanent foundation
• Exterior features: Brick construction; Above-grade and below-grade structures noted; Public water and public sewer

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Heating & cooling: Baseboard hot water heating; Window air conditioning units (electric)
• Interior features: Two-unit building

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive. Per door: $379/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

Location & tenants

• Location reads 73/100 on livability (#588 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Muhlenberg SD (suburban): math 14% / reading 31% proficiency, ranked #475 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $250k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.93%
• Cash-on-cash: 12.99%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $7,812
• Equity at exit: $37,276

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $69,169
• Equity at exit: $21,615

Cash invested: $70,000 (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 19605

• Home prices YoY: -12.2%
• Active inventory: 81
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,155 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$319 /mo · $3,832/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $758

Break-even live

Break-even rent $2,196

Max offer price $250,000

Occupancy floor 71%

Sensitivity live

Price	-10% $899	-5% $829	+0% $758	+5% $687	+10% $616
Rent	-10% $509	-5% $633	+0% $758	+5% $883	+10% $1,007
Rate	-1.0pp $884	-0.5pp $821	base $758	+0.5pp $693	+1.0pp $627

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,609
1× unit	1	1	$1,546
Total (2 units)			$3,155

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Reserve Way Temple, PA	1.0–2.0	1.0–2.0	993	$1,835	$1.85	14d	7	0.93mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $250,000 Pending 7 DOM
2. 2026-06-02
   days on market $250,000 Active 5 DOM
3. 2026-06-01
   days on market $250,000 Active 4 DOM
4. 2026-06-01
   remarks 501-char remark
5. 2026-05-31
   days on market $250,000 Active 3 DOM
6. 2026-05-30
   days on market $250,000 Active 2 DOM
7. 2026-05-28
   listed $250,000 Active
8. 2011-09-30
   historical
9. 2011-03-21
   listed $137,900
10. 2000-12-28
    soldstatus $85,000 257-char remark

    Show marketing remark (257 chars)

    Muhlenberg 2 Unit. 1St Floor Completely Remodeled. Beautiful Kitchen And Bath. Berber Carpet, New Paint, New Windows. Covered Patio. Most Appliances Remain. Move Right In. 2Nd Unit Very Neat And Clean. Tenants For 5 Years Would Like To Stay. Nice Side Yard.

11. 2000-11-22
    historical 257-char remark

    Show marketing remark (257 chars)

    Muhlenberg 2 Unit. 1St Floor Completely Remodeled. Beautiful Kitchen And Bath. Berber Carpet, New Paint, New Windows. Covered Patio. Most Appliances Remain. Move Right In. 2Nd Unit Very Neat And Clean. Tenants For 5 Years Would Like To Stay. Nice Side Yard.

12. 2000-11-12
    listed $85,000 257-char remark

    Show marketing remark (257 chars)

    Muhlenberg 2 Unit. 1St Floor Completely Remodeled. Beautiful Kitchen And Bath. Berber Carpet, New Paint, New Windows. Covered Patio. Most Appliances Remain. Move Right In. 2Nd Unit Very Neat And Clean. Tenants For 5 Years Would Like To Stay. Nice Side Yard.

ⓘ 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: $3,832 · $319/mo
• Projected year-2 tax: $3,891 · $324/mo
• Expected delta: +$59/yr (+$5/mo · 1.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,860
• − Mortgage interest: −$14,004
• − Property taxes: −$3,832
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,029
• − Management: −$3,029
• − Depreciation: −$7,273
• Taxable income: $5,443
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $7,788/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: Muhlenberg SD
• NCES district ID: 4216200
• Math proficiency: 14% ▼ -20.00%
• Reading proficiency: 31% ▼ -16.00%
• Median HH income: $58,131
• Composite: 20.7/100
• National rank: #8526
• State rank: #475 of 539 in PA

Livability — Laureldale

• Score: 73/100
• State rank: #588
• US rank: #5625

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laureldale, PA
• Population (ZIP): 20,916

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 0.55)
• Race & ethnicity: White 60% Hispanic / Latino 29% Two or more races 10% Black 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 12% Dominican 7%
• Common ancestry: Polish 5% Romanian 5% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 20% French/Haitian/Cajun 1% Vietnamese 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: ▼ -39.46%
• Current HPI: 283.9138
• 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

+194.1% since first listed

6 events — show timeline

• 2026-05-28 Listed $250,000 BRIGHT MLS
• 2011-09-30 Listing Removed — BRIGHT MLS
• 2011-03-21 Listed $137,900 BRIGHT MLS
• 2000-12-28 Sold (MLS) $85,000 BRIGHT MLS
• 2000-11-22 Listing Removed — BRIGHT MLS
• 2000-11-12 Listed $85,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $3,832 · +0.0% YoY. Source: county tax records.