2414 Cleveland Ave · West Wyomissing, PA 19609

$175,000

3 bd · 1.0 ba · 1,144 sqft · Townhouse public records

Built 1928 3,920 sqft lot Est $213k · 18% under

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Why this score? — see what drove the B- 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.5/10.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2 garage spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

Location & tenants

• Location reads 75/100 on livability (#418 in PA, #3,807 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, schools D-, commute F.
• Wilson SD (suburban): math 46% / reading 59% proficiency, ranked #127 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $175,000

Questions for the listing agent

1. Built in 1928 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $212,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2542 Cleveland Ave	0.20mi	3/1.5	1,182 (+3%)	1mo	$252,000	$213	82
211 Halsey Ave	0.30mi	3/1.0	1,120 (-2%)	6mo	$240,000	$214	78
2525 Mckinley Ave	0.33mi	3/1.0	1,120 (-2%)	6mo	$250,000	$223	76
2406 Noble St	0.21mi	3/1.5	1,260 (+10%)	0mo	$234,000	$186	71
2246 Reading Ave	0.23mi	3/1.0	1,248 (+9%)	4mo	$230,000	$184	71
2408 Noble St	0.21mi	3/1.0	1,260 (+10%)	5mo	$205,000	$163	69
609 Lawn	0.48mi	3/1.0	1,178 (+3%)	5mo	$210,000	$178	69
2923 Elm Pl	0.48mi	3/1.0	1,080 (-6%)	2mo	$214,900	$199	67
1334 W Wyomissing Ct Unit Q	0.21mi	2/2.0 (-1)	1,220 (+7%)	6mo	$133,500	$109	65
2225 Highland St	0.42mi	3/1.5	1,286 (+12%)	8mo	$224,900	$175	51
3420 Penn Ave	0.71mi	3/1.5	1,260 (+10%)	2mo	$240,000	$190	46
3411 Penn Ave	0.70mi	3/1.0	1,264 (+10%)	4mo	$183,000	$145	46

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,816
• Equity at exit: $26,093

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $19,821
• Equity at exit: $15,131

Cash invested: $49,000 (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 19609

• Home prices YoY: -24.5%
• Active inventory: 44
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,007 high
• Mortgage (P&I): −$918
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $322

Break-even live

Break-even rent $1,600

Max offer price $175,000

Occupancy floor 79%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2603 Eisenhower Ct Reading, PA	3.0	2.0	1452	$2,000	$1.38	13d	1	0.30mi
1342 W Wyomissing Blvd West Lawn, PA	1.0–2.0	1.0–2.0	865	$1,775	$2.05	13d	16	0.74mi
201 James St Reading, PA	1.0–2.0	1.0	760	$1,629	$2.14	13d	4	0.93mi
2815 Wyoming Dr Sinking Spring, PA	1.0–3.0	1.0	850	$2,010	$2.36	13d	1	1.04mi
312 Amy Ct Shillington, PA	1.0–2.0	1.0	775	$1,639	$2.11	13d	6	1.19mi
2912 State Hill Rd Unit B2 Reading, PA	2.0	2.0	1209	$2,000	$1.65	13d	1	1.20mi
144 Victoria Ln Unit A Reading, PA	2.0	1.0	1026	$1,847	$1.80	21d	1	1.22mi
144 Victoria Ln Unit A Reading, PA	2.0	1.0	1026	$1,797	$1.75	43d	1	1.22mi
138 Hawthorne Ct Reading, PA	2.0	2.0	1414	$2,500	$1.77	43d	1	1.34mi

Listing history 3 events

1. 2026-05-27
   status Pending
2. 2026-05-22
   listed $175,000
3. 2026-05-22
   historical

ⓘ 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: $3,278 · $273/mo
• Projected year-2 tax: $3,278 · $273/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $24,081
• − Mortgage interest: −$9,803
• − Property taxes: −$3,278
• − Insurance: −$875
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − Depreciation: −$5,091
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $3,575/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: Wilson SD
• NCES district ID: 4226580
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $65,787
• Composite: 46.32/100
• National rank: #2471
• State rank: #127 of 539 in PA

Livability — West Wyomissing

• Score: 75/100
• State rank: #418
• US rank: #3807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Wyomissing, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 9,874
• Household income: $82,576
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 188.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 10% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 3%
• Common ancestry: Romanian 10% Lithuanian 2% Polish 2%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 80% English-only · Spanish 13% Other Indo-European 2% 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: ▼ -94.42%
• Current HPI: 291.2214
• 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

3 events — show timeline

• 2026-05-27 Pending — BRIGHT MLS
• 2026-05-22 Listing Removed — BRIGHT MLS
• 2026-05-22 Listed $175,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $3,278 · +0.0% YoY. Source: county tax records.