1703 Palmer Ave · Wyomissing, PA 19610

$210,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 7 Days on market

Built 1959 6,969 sqft lot Est $312k · 33% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION, LOCATION, LOCATION! Bring your vision and gain some instant sweat equity in this brick Wyomissing single. Conveniently located to all of what Wyomissing, PA and the surrounding areas have to offer, including shops, restaurants, and attractions. Easy access to all major highways. The home features 4 bedrooms (2 upstairs and 2 on the main floor), along with 2.5 bathrooms (1 full upstairs, 1 full on the main floor, and a half bath in the basement). The basement is partially finished, and does appear to have an updated HVAC unit, water heater, and electric panel, and vinyl windows. Nice corner lot in Wyomissing Borough, and does have off street parking in the form of a driveway and a

Key facts

• 6,969 sq ft lot
• 2 parking spots
• Built 1959

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $72 ($865/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 6.7% vs local median 3.6% in Wyomissing — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#157 in PA, #1,300 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F.
• Wyomissing Area SD (suburban): math 43% / reading 65% proficiency, ranked #111 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wyomissing Area Jshs (math 37% / reading 59%, grade D, #162 of 437 statewide, top 37%, 906 students, 38% FRL).
• Market conditions: Rents soft (-0.8%/yr); 79 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $210,000

Questions for the listing agent

1. Built in 1959 — 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 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?
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: 1.02% ✓
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $312,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Margaret Dr	0.18mi	4/2.0 (+1)	1,155 (-9%)	1mo	$325,000	$281	70
11 Margaret Dr	0.22mi	3/1.0	1,165 (-9%)	3mo	$281,000	$241	69
26 Cedarwood Rd	0.50mi	3/2.0	1,260 (-1%)	14mo	$311,000	$247	64
2006 Cleveland Ave	0.50mi	2/2.0 (-1)	1,326 (+4%)	8mo	$275,000	$207	58
1424 Girard	0.52mi	4/1.0 (+1)	1,342 (+5%)	2mo	$376,000	$280	57
1510 Garfield Ave	0.37mi	3/1.5	1,462 (+15%)	4mo	$347,000	$237	52
2054 Cleveland Ave	0.59mi	3/1.0	1,392 (+9%)	5mo	$300,000	$216	49
37 Cedarwood Rd	0.44mi	3/1.5	1,092 (-14%)	7mo	$314,900	$288	47
208 Perkasie Ave	0.74mi	3/1.0	1,265 (-1%)	15mo	$200,000	$158	47
2052 Cleveland	0.58mi	3/2.0	1,392 (+9%)	15mo	$260,000	$187	45
2151 Reading	0.71mi	4/1.5 (+1)	1,155 (-9%)	2mo	$305,000	$264	43
2032 Reading	0.59mi	2/1.5 (-1)	1,092 (-14%)	17mo	$267,500	$245	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.40×
• Total profit: $-35,565
• Equity at exit: $31,312

10-year hold

• IRR: -17.9%
• Equity multiple: 0.17×
• Total profit: $-48,716
• 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 19610

• Home prices YoY: -33.4%
• Rents YoY: -0.8%
• Active inventory: 79
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$427 /mo · $5,129/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $72

Break-even live

Break-even rent $2,046

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $191	-5% $132	+0% $72	+5% $13	+10% $-47
Rent	-10% $-97	-5% $-12	+0% $72	+5% $157	+10% $241
Rate	-1.0pp $178	-0.5pp $126	base $72	+0.5pp $18	+1.0pp $-38

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 State Hill Rd Reading, PA	2.0	1.0	910	$1,597	$1.75	44d	1	0.78mi
100 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1053	$2,987	$2.84	14d	8	1.09mi
707 Oley St Reading, PA	3.0	2.0	1274	$2,300	$1.81	14d	1	1.22mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	14d	1	1.31mi
1342 W Wyomissing Blvd West Lawn, PA	1.0–2.0	1.0–2.0	865	$1,775	$2.05	14d	16	1.34mi
1375 Pershing Blvd Unit D4 Reading, PA	2.0	1.0	1000	$1,700	$1.70	44d	1	1.36mi
1401 Pershing Blvd Reading, PA	2.0	1.0	1040	$1,700	$1.63	44d	1	1.36mi
138 Hawthorne Ct Reading, PA	2.0	2.0	1414	$2,500	$1.77	44d	1	1.37mi
2912 State Hill Rd Unit B2 Reading, PA	2.0	2.0	1209	$2,000	$1.65	14d	1	1.38mi
8 Nassau Ct Reading, PA	3.0	2.0	1260	$1,900	$1.51	14d	1	1.39mi
2603 Eisenhower Ct Reading, PA	3.0	2.0	1452	$2,000	$1.38	14d	1	1.42mi
555 Chestnut St West Reading, PA	2.0	1.0	1061	$1,800	$1.70	44d	1	1.44mi
330 N Wyomissing Ave Reading, PA	2.0	1.0	903	$1,950	$2.16	44d	1	1.50mi

Listing history 4 events

1. 2025-12-29
   status Pending
2. 2025-12-11
   historical
3. 2025-12-05
   listed $210,000 Active
4. 2025-12-02
   historical $210,000

ⓘ 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: $5,129 · $427/mo
• Projected year-2 tax: $5,129 · $427/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $25,644
• − Mortgage interest: −$11,763
• − Property taxes: −$5,129
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$6,109
• Taxable loss: −$2,510
• Est. tax savings @ 24.0%: +$602
• After-tax cash flow: $1,468/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: Wyomissing Area SD
• NCES district ID: 4226760
• Math proficiency: 43% ▼ -15.00%
• Reading proficiency: 65% ▼ -13.00%
• Median HH income: $65,760
• Composite: 47.52/100
• National rank: #2274
• State rank: #111 of 539 in PA

Livability — Wyomissing

• Score: 82/100
• State rank: #157
• US rank: #1300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyomissing, PA
• County: Berks County · 195,629 people
• City population: 16,581
• Metro: Reading, PA
• Population (ZIP): 16,581
• Household income: $87,374
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 593.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 5% Iranian 3% Italian 1%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 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: ▼ -135.36%
• Current HPI: 270.4831
• Rent YoY: ▼ -0.77%
• 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

+0.0% since first listed

4 events — show timeline

• 2025-12-29 Pending — BRIGHT MLS
• 2025-12-11 Listing Removed — BRIGHT MLS
• 2025-12-05 Listed $210,000 BRIGHT MLS
• 2025-12-02 Coming Soon $210,000 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $5,129 · +0.0% YoY. Source: county tax records.