Barberry Duplex Plan · Upper Hanover, PA 18073

$401,990

6 bd · 5.0 ba · 1,621 sqft · MultiFamily · 33 Days on market

Poor condition

---

Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

The Barberry is a smart and stylish 3-bedroom, 2.5-bathroom duplex home designed for easy living and everyday comfort. The open-concept main level features a spacious family room that flows into the kitchen and breakfast area, making it perfect for entertaining or relaxing at home. The kitchen includes a central island, pantry storage, and access to a 10'x10' rear deck for outdoor enjoyment. Upstairs, the owner's suite offers a private retreat with two walk-in closets and a full bathroom with double vanity. Two additional bedrooms, a shared full bath, and a convenient second-floor laundry room round out the upper level. The lower level includes a 2-car garage and an unfinished basement-idea

Key facts

• Central island
• Pantry storage
• Rear deck

Tags

• OPEN-CONCEPT MAIN LEVEL
• SPACIOUS FAMILY ROOM
• CENTRAL ISLAND
• PANTRY STORAGE
• REAR DECK
• OWNER'S SUITE

Property features AI

Finance

• Other: Address listed as Barberry Duplex Plan, Pennsburg, PA 18073; Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $401,990

Exterior

• Home design: Duplex plan; Active listing
• Construction: New construction (Plan)
• Exterior features: Living area approximately 1,621

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan home — Barberry Duplex

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $402k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive. Per door: $65/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $368k (8.5% below list).
• Recommended offer: $368k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Upper Perkiomen SD (suburban): math 39% / reading 55% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hereford El Sch (math 32% / reading 42%, grade F, #1,004 of 1,518 statewide, top 68%, 506 students, 44% FRL); Upper Perkiomen Ms (math 33% / reading 58%, grade D+, #184 of 512 statewide, top 36%, 742 students, 35% FRL); Upper Perkiomen Hs (math 64% / reading 24%, grade F, #207 of 437 statewide, top 47%, 1,059 students, 23% FRL).
• Market conditions: 105 active listings in the ZIP; 1,936 units permitted in Montgomery County in 2024 (530 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Montgomery County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($390k) is reasonable based on typical stale-listing flexibility.

Recommended offer $368,000 (8.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.38%
• DSCR: 1.06
• GRM: 9.1

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-56,859
• Equity at exit: $59,938

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-38,696
• Equity at exit: $34,757

Cash invested: $112,557 (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 18073

• Home prices YoY: -24.4%
• Active inventory: 105
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $3,680 medium
• Mortgage (P&I): −$2,108
• Tax est. 1.5%: −$502 /mo · $6,030/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $129

Break-even live

Break-even rent $3,517

Max offer price $401,990

Occupancy floor 91%

Sensitivity live

Price	-10% $407	-5% $268	+0% $129	+5% $-10	+10% $-149
Rent	-10% $-162	-5% $-16	+0% $129	+5% $274	+10% $420
Rate	-1.0pp $332	-0.5pp $231	base $129	+0.5pp $25	+1.0pp $-81

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,680
Total (2 units)			$3,680

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: $100,498
• Closing costs: $12,060
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $401,990 Active 33 DOM
2. 2026-06-18
   days on market $401,990 Active 30 DOM
3. 2026-06-17
   days on market $401,990 Active 29 DOM
4. 2026-06-16
   days on market $401,990 Active 28 DOM
5. 2026-06-15
   days on market $401,990 Active 27 DOM
6. 2026-06-14
   days on market $401,990 Active 25 DOM
7. 2026-06-13
   days on market $401,990 Active 24 DOM
8. 2026-06-10
   days on market $401,990 Active 22 DOM
9. 2026-06-09
   days on market $401,990 Active 21 DOM
10. 2026-06-08
    days on market $401,990 Active 20 DOM
11. 2026-06-07
    days on market $401,990 Active 19 DOM
12. 2026-06-05
    days on market $401,990 Active 16 DOM
13. 2026-06-03
    days on market $401,990 Active 15 DOM
14. 2026-06-02
    days on market $401,990 Active 14 DOM
15. 2026-06-01
    days on market $401,990 Active 13 DOM
16. 2026-05-31
    days on market $401,990 Active 12 DOM
17. 2026-05-31
    days on market $401,990 Active 11 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,160
• − Mortgage interest: −$22,518
• − Property taxes: −$6,030
• − Insurance: −$2,010
• − Repairs & maintenance: −$3,533
• − Management: −$3,533
• − Depreciation: −$11,694
• Taxable loss: −$5,157
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $2,787/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This Barberry Duplex Plan in Upper Hanover, PA is in poor condition with extensive repairs and maintenance needed, including a new roof, siding, and interior paint. Significant value can be added through these improvements, enhancing both resale and rental potential.

Repairs flagged

• Major roof — Significant damage and potential leaks are visible.
• Major siding — Peeling paint and possible rot are evident.
• Major interior walls/paint — The exterior condition suggests the interior may be in poor condition.
• Major landscaping — Minimal and in poor condition, with no visible curb appeal.
• Major windows — The condition of the exterior suggests they may be in poor condition.
• Major HVAC/mechanicals — The overall condition suggests they may be in poor condition.

Value-add opportunities

• Resale roof repair — A new roof would significantly improve the home's appearance and reduce the risk of leaks.
• Resale siding repair — New siding would improve the home's curb appeal and increase its value.
• Resale interior paint — Fresh paint would improve the home's interior appearance and increase its value.
• Both landscaping — A well-maintained landscape would improve the home's curb appeal and increase its value.
• Both HVAC upgrade — A new HVAC system would improve comfort and energy efficiency, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks are visible.	Major	$15,000–50,000
siding · Peeling paint and possible rot are evident.	Major	$15,000–50,000
interior walls/paint · The exterior condition suggests the interior may be in poor condition.	Major	$15,000–50,000
landscaping · Minimal and in poor condition, with no visible curb appeal.	Major	$15,000–50,000
windows · The condition of the exterior suggests they may be in poor condition.	Major	$15,000–50,000
HVAC/mechanicals · The overall condition suggests they may be in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof repair — A new roof would significantly improve the home's appearance and reduce the risk of leaks. ↑
• Resale siding repair — New siding would improve the home's curb appeal and increase its value. ↑
• Resale interior paint — Fresh paint would improve the home's interior appearance and increase its value. ↑
• Both landscaping — A well-maintained landscape would improve the home's curb appeal and increase its value. ↑
• Both HVAC upgrade — A new HVAC system would improve comfort and energy efficiency, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Upper Perkiomen SD
• NCES district ID: 4224540
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $68,322
• Composite: 41.99/100
• National rank: #3337
• State rank: #189 of 539 in PA

Livability — Upper Hanover

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

Census & demographics

• Population (ZIP): 11,534

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 856,074 people
• By 2030: 870,887 · +1.7%
• By 2040: 891,195 · +4.1%
• By 2050: 896,417 · +4.7%
• By 2075: 903,212 · +5.5%
• By 2100: 843,240 · -1.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 2% Asian 2% Black 2%
• Common ancestry: Romanian 7% Polish 3% Slovak 2%
• Foreign-born: 5% · Canada, Dominican Republic, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Arabic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Strong D (+22.8) · D 60.9% · R 38.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: 20.8pp · 2024: 22.8pp
• All cycles: 2024: D+22.8 2020: D+26.3 2016: D+21.1 2012: D+14.3 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.64%
• Current HPI: 280.4219
• 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