209 W Franklin St · Topton, PA 19562

$210,000

3 bd · 2.0 ba · 2,304 sqft · MultiFamily public records · 5 Days on market

Built 1900 0.30 ac lot $91/sqft · 38% above area Est $152k · 38% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached oversized garage with 2 garage spaces; Three additional off-street spaces; On-street parking and alley access; Total of 5 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Year built reported by assessor
• Construction: Brick construction; Permanent foundation
• Exterior features: Not in a federal flood zone; Other structures above and below grade

Interior

• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Radiator heating with natural gas; Window air conditioning units (electric)
• Interior features: Basement present (other type); Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).

Location & tenants

• Location reads 75/100 on livability (#449 in PA, #4,123 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Brandywine Heights Area SD (suburban): math 48% / reading 66% proficiency, ranked #241 of 658 in PA (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 10 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 $1k of loan paydown is wiped out by about $6k 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 $59k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 1.51% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.71%
• DSCR: 1.79
• GRM: 5.5

CMA / ARV

• ARV (median comp): $151,859
• List price: $210,000
• Delta: 38.29%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $21,395
• Equity at exit: $31,312

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $90,442
• Equity at exit: $18,157

Cash invested: $58,800 (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 19562

• Home prices YoY: -15.0%
• Active inventory: 10
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,167 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$445 /mo · $5,346/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $868

Break-even live

Break-even rent $2,069

Max offer price $210,000

Occupancy floor 68%

Sensitivity live

Price	-10% $987	-5% $927	+0% $868	+5% $808	+10% $749
Rent	-10% $617	-5% $743	+0% $868	+5% $993	+10% $1,118
Rate	-1.0pp $973	-0.5pp $921	base $868	+0.5pp $813	+1.0pp $758

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,166
Total (2 units)			$3,167

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Franklin St Topton, PA	3.0	1.5	2252	$1,850	$0.82	3d	1	0.10mi

Listing history 3 events

1. 2026-05-15
   listed $210,000 Active 447-char remark
2. 2026-05-14
   historical $210,000 447-char remark
3. 2026-04-02
   soldstatus $200,000

ⓘ 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: $5,346 · $445/mo
• Projected year-2 tax: $5,346 · $445/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $38,004
• − Mortgage interest: −$11,763
• − Property taxes: −$5,346
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − Depreciation: −$6,109
• Taxable income: $7,655
• Est. tax owed @ 24.0%: −$1,837
• After-tax cash flow: $8,575/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: Brandywine Heights Area SD
• NCES district ID: 4204050
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $62,904
• Composite: 51.52/100
• National rank: #3670
• State rank: #241 of 658 in PA

Livability — Topton

• Score: 75/100
• State rank: #449
• US rank: #4123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Topton, PA
• City population: 2,965
• Population (ZIP): 2,965

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 4% Black 1%
• Common ancestry: Polish 15% Slovak 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 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: ▼ -43.17%
• Current HPI: 245.2917
• 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

+15.0% since first listed

5 events — show timeline

• 2026-06-09 Sold (MLS) $230,000 BRIGHT MLS
• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-15 Listed $210,000 BRIGHT MLS
• 2026-05-14 Coming Soon $210,000 BRIGHT MLS
• 2026-04-02 Sold (Public Records) $200,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $5,346 · +0.0% YoY. Source: county tax records.