2114-R Spring · Spring, PA 19609

$254,900

4 bd · 2.5 ba · 2,292 sqft · SingleFamily public records · 4 Days on market

Built 1907 3,920 sqft lot Est $410k · 38% 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits. Nestled in between Noble and Spring streets, you'll feel like you're in the country with this private single family with plenty of off-street parking. 3 Private bedrooms and 1 Bath. Small covered front porch leads to the living room, kitchen combo. Off the kitchen is a large 21 x 14 room currently used as a main bedroom, but could also make a great family room. Upstairs you'll find another 21 x 14 bedroom and a smaller 12 x 10 bedroom. Small unfinished walk out basement with laundry and for storage as well as a small storage shed. Fur year old gas hot water heater and gas forced hot air heat. Being offered under value. Do not wait for this one - it will not last long!

Key facts

• 3,920 sq ft lot
• 4 parking spots
• Built 1907

Property features AI

Exterior

• Parking: Four total parking spaces; Driveway with four spaces; On-street parking available
• Utilities: 100 amp electric service; Public water; Public sewer
• Home design: Detached property; Shingle roof; Built with vinyl and aluminum siding; Fee simple ownership; Property in very good condition
• Construction: Block foundation
• Exterior features: Paved driveway; Paved parking; Crushed stone parking; Not in a federal flood zone

Interior

• Kitchen: Gas oven/range
• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Luxury vinyl plank flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating and hot water
• Interior features: Dry wall walls and ceilings; Unfinished walkout basement
• Laundry & utility: Laundry room (basement listed among rooms)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (3.9% below list).
• Recommended offer: $245k (3.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Whitfield El Sch (math 42% / reading 56%, grade D, #712 of 1,518 statewide, top 47%, 576 students, 32% FRL); Wilson West Ms (math 30% / reading 60%, grade D, #187 of 512 statewide, top 38%, 739 students, 31% FRL); Wilson Hs (math 61% / reading 24%, grade F, #225 of 437 statewide, top 51%, 2,059 students, 34% FRL).
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/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 $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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y ago; this cycle's ask is 76% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $255k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — 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 $244,910 (3.9% below list)

Questions for the listing agent

1. Built in 1907 — 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. 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.
4. 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.
5. 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: 0.96% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $410,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2021 Noble St	0.12mi	4/2.0	2,056 (-10%)	6mo	$345,000	$168	71
41 Dorchester Dr	0.56mi	4/2.5	2,444 (+7%)	4mo	$450,000	$184	60
37 Dorchester Dr	0.60mi	3/2.5 (-1)	2,186 (-5%)	1mo	$390,000	$178	59
802 Broadcasting Rd	0.54mi	4/2.5	2,058 (-10%)	1mo	$400,000	$194	57
811 Carman Dr	0.67mi	4/2.5	2,464 (+8%)	0mo	$405,000	$164	56
28 Cheltenham Dr	0.72mi	4/2.5	2,149 (-6%)	1mo	$425,000	$198	55
504 Kutz Ct	0.42mi	4/1.5	2,014 (-12%)	3mo	$360,000	$179	54
2402 Bell Dr	0.65mi	5/1.5 (+1)	2,184 (-5%)	1mo	$380,000	$174	52
2052 Lincoln Ct	0.68mi	4/2.5	2,488 (+9%)	3mo	$454,900	$183	52
14 Tewkesbury	0.60mi	3/2.5 (-1)	2,073 (-10%)	4mo	$395,000	$191	47
41 Park Rd	0.42mi	3/2.0 (-1)	1,955 (-15%)	2mo	$350,000	$179	47
2552 Garfield Ave	0.68mi	3/1.5 (-1)	2,038 (-11%)	4mo	$255,000	$125	37

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-34,492
• Equity at exit: $38,006

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-21,044
• Equity at exit: $22,039

Cash invested: $71,372 (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: 45
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$386 /mo · $4,633/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $106

Break-even live

Break-even rent $2,315

Max offer price $254,900

Occupancy floor 91%

Sensitivity live

Price	-10% $250	-5% $178	+0% $106	+5% $34	+10% $-39
Rent	-10% $-88	-5% $9	+0% $106	+5% $202	+10% $299
Rate	-1.0pp $234	-0.5pp $171	base $106	+0.5pp $40	+1.0pp $-28

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Dauphin Ave Reading, PA	4.0	2.5	2097	$2,750	$1.31	23d	1	1.17mi

Listing history 12 events

1. 2026-06-22
   days on market $254,900 Active 4 DOM
2. 2026-06-18
   statusdays on market $254,900 Active 1 DOM
3. 2026-06-17
   days on market $254,900 Coming Soon 11 DOM
4. 2026-06-16
   days on market $254,900 Coming Soon 10 DOM
5. 2026-06-15
   days on market $254,900 Coming Soon 9 DOM
6. 2026-06-14
   days on market $254,900 Coming Soon 7 DOM
7. 2026-06-13
   days on market $254,900 Coming Soon 6 DOM
8. 2026-06-10
   days on market $254,900 Coming Soon 4 DOM
9. 2026-06-09
   days on market $254,900 Coming Soon 3 DOM
10. 2026-06-08
    days on market $254,900 Coming Soon 2 DOM
11. 2026-06-07
    remarks 696-char remark
12. 2026-06-07
    listed $254,900 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: $4,633 · $386/mo
• Projected year-2 tax: $4,633 · $386/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 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: $29,389
• − Mortgage interest: −$14,278
• − Property taxes: −$4,633
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$7,415
• Taxable loss: −$2,915
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,968/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 — Spring

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West Lawn, 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

+200.2% since first listed

10 events — show timeline

• 2026-06-06 Coming Soon $254,900 BRIGHT MLS
• 2019-07-10 Sold (Public Records) $155,000 Public Records
• 2014-09-30 Listing Removed — BRIGHT MLS
• 2014-07-14 Listed $145,000 BRIGHT MLS
• 2008-03-20 Sold (MLS) $91,000 BRIGHT MLS
• 2008-01-29 Listing Removed — BRIGHT MLS
• 2008-01-03 Listed $91,000 BRIGHT MLS
• 2002-08-30 Sold (MLS) $84,900 BRIGHT MLS
• 2002-07-23 Listing Removed — BRIGHT MLS
• 2002-07-20 Listed $84,900 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2026): $4,633 · +0.0% YoY. Source: county tax records.