1310 Hay Rd · Temple, PA 19560

$249,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 23 Days on market

Built 1950 0.25 ac lot $203/sqft · 38% above area Est $260k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +9.2/15.0
• Cash flow +5.8/30.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this affordable single-detached, one-story ranch home situated on a corner lot in Muhlenberg Township, within the Muhlenberg School District. The main level offers a spacious and thoughtfully laid-out floor plan featuring a beautifully remodeled wood kitchen complete with new white tile backsplash and durable tile flooring. A formal dining room, comfortable living room, and cozy den provide multiple living and entertaining spaces. Three generously sized bedrooms, with closets, a full bathroom, two welcoming foyer areas, and convenient first-floor laundry round out the ease of one-floor living. Access to the crawlspace attic is located through a first-floor doorway. Hardwood floor

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1950

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Basement: full, partially finished, daylight/partial, heated, improved, interior access, outside entrance, front entrance, walkout stairs; Finished below-grade living area (estimated); Finished above-grade living area (assessor)

Exterior

• Parking: Total of 4 garage/parking spaces; Driveway with 2 spaces; 2 off-street spaces; On-street parking available
• Utilities: Public water; Public sewer
• Home design: Detached structure; Backing to trees; Corner lot; Rear yard and side yards; Suburban location; Blacktop/paved roads
• Construction: Stucco exterior; Block foundation; Architectural shingle roof; Shingle roof; Vinyl-clad replacement windows; Built (year source: assessor)
• Exterior features: Exterior lighting; Outbuilding(s); Satellite dish; Deck(s); Porch(es); Shed

Interior

• Kitchen: Refrigerator; Electric range/oven; Self-cleaning oven
• Bedrooms: Three bedrooms on the main level; Room list includes: Bedroom 1, Bedroom 2, Bedroom 3
• Flooring: Wood; Solid hardwood
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water heat (oil-fired); Electric cooling; 100 amp electrical service; Electric hot water
• Interior features: Attic; Breakfast area; Ceiling fan(s); Dining area; Traditional floor plan; Formal separate dining room; Wood floors; Drywall walls and ceilings
• Laundry & utility: Main-floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-502 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (39.2% below list).
• Recommended offer: $152k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#380 in PA, #3,398 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, 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.
• Zoned schools: Muhlenberg El Ctr (math 10% / reading 32%, grade F, #1,241 of 1,518 statewide, top 82%, 1,150 students, 100% FRL); Muhlenberg Jr Ms (math 8% / reading 29%, grade F, #451 of 512 statewide, top 88%, 1,013 students, 100% FRL); Muhlenberg Hs (math 41%, 1,151 students, 67% FRL) — zoned schools average 89% FRL vs 41% district-wide (48 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $55k; list at $250k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $151,916 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.60%
• DSCR: 0.62
• GRM: 13.7

CMA / ARV

• ARV (median comp): $259,895
• List price: $249,900
• Delta: -3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
740 Columbia Ave	0.47mi	3/2.0	1,164 (-6%)	0mo	$260,000	$223	69
5015 Temple Ave	0.45mi	3/1.0	1,186 (-4%)	12mo	$229,900	$194	59
1135 Beaumont Ave	0.29mi	3/2.0	1,120 (-9%)	17mo	$220,000	$196	57
516 Columbia Ave	0.67mi	4/2.0 (+1)	1,296 (+5%)	4mo	$290,000	$224	52
5013 Temple Ave	0.45mi	3/1.0	1,092 (-11%)	8mo	$189,900	$174	49
705 Hartman Ave	0.65mi	4/1.0 (+1)	1,120 (-9%)	1mo	$240,000	$214	45
5202 Leesport Ave	0.62mi	4/1.5 (+1)	1,292 (+5%)	22mo	$235,000	$182	38
1005 Midway Ave	0.75mi	3/1.5	1,098 (-11%)	21mo	$260,000	$237	28
3811 Oak St	0.66mi	3/1.0	1,092 (-11%)	23mo	$223,000	$204	27
5206 8th Ave	0.69mi	4/1.0 (+1)	1,056 (-14%)	12mo	$210,000	$199	25
520 Columbia Ave	0.65mi	4/2.5 (+1)	1,411 (+14%)	18mo	$290,000	$206	23
4321 6th Ave	0.74mi	2/1.5 (-1)	1,379 (+12%)	23mo	$242,000	$175	19

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: -31.5%
• Equity multiple: -0.04×
• Total profit: $-72,443
• Equity at exit: $37,261

10-year hold

• IRR: -35.3%
• Equity multiple: -0.49×
• Total profit: $-104,201
• Equity at exit: $21,607

Cash invested: $69,972 (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 19560

• Home prices YoY: -16.9%
• Active inventory: 44
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,519 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$287 /mo · $3,447/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-502

Break-even live

Break-even rent $2,154

Max offer price $161,265

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-431	+0% $-502	+5% $-572	+10% $-643
Rent	-10% $-622	-5% $-562	+0% $-502	+5% $-442	+10% $-382
Rate	-1.0pp $-376	-0.5pp $-438	base $-502	+0.5pp $-566	+1.0pp $-632

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Shalter Ave Apt A210 Temple, PA	2.0	1.0	949	$1,436	$1.51	45d	1	0.74mi
500 Shalter Ave Apt B114 Temple, PA	2.0	1.0	949	$1,464	$1.54	15d	1	0.74mi
502 Mount Laurel Rd Temple, PA	2.0	1.0	700	$1,200	$1.71	15d	1	0.76mi
906 Las Vegas Dr Temple, PA	4.0	1.0	1200	$1,800	$1.50	15d	1	0.93mi
3541 Ridgeway St Laureldale, PA	2.0	1.0	900	$1,650	$1.83	15d	3	1.08mi

Listing history 5 events

1. 2026-06-09
   statusdays on market $249,900 Pending 23 DOM
2. 2026-06-03
   statusdays on market $249,900 Active 21 DOM
3. 2026-05-01
   listed $249,900 Active 1766-char remark
4. 2026-04-25
   historical $249,900 1766-char remark
5. 2007-10-16
   soldstatus $55,000

ⓘ 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: $3,447 · $287/mo
• Projected year-2 tax: $3,698 · $308/mo
• Expected delta: +$251/yr (+$21/mo · 7.3%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $18,230
• − Mortgage interest: −$13,998
• − Property taxes: −$3,447
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$7,270
• Taxable loss: −$10,652
• Est. tax savings @ 24.0%: +$2,556
• After-tax cash flow: $-3,465/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 — Temple

• Score: 76/100
• State rank: #380
• US rank: #3398

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,544

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 0.56)
• Race & ethnicity: White 61% Hispanic / Latino 26% Two or more races 9% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 11% Dominican 8%
• Common ancestry: Romanian 6% Polish 2% Hispanic 2%
• Foreign-born: 14% · Canada
• Languages at home: 75% English-only · Spanish 19% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -59.37%
• Current HPI: 292.3798
• 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

+354.4% since first listed

7 events — show timeline

• 2026-06-08 Pending — BRIGHT MLS
• 2026-06-04 Listing Removed — BRIGHT MLS
• 2026-06-02 Relisted — BRIGHT MLS
• 2026-05-21 Listing Removed — BRIGHT MLS
• 2026-05-01 Listed $249,900 BRIGHT MLS
• 2026-04-25 Coming Soon $249,900 BRIGHT MLS
• 2007-10-16 Sold (Public Records) $55,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $3,447 · +0.0% YoY. Source: county tax records.