219 W Main St · Fleetwood, PA 19522

$675,000

8 bd · 7.2 ba · — sqft · MultiFamily · 29 Days on market

Built 1970 0.45 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Welcome to 219 W Main St in Fleetwood, a beautifully maintained brick quadruplex located in the desirable Fleetwood Area School District. Built in 1970 and situated on a generous 0.45 acre lot, this property offers a rare opportunity for investors seeking a solid income producing asset with strong tenant appeal. The building features 4 well designed units with a mix of layouts including two one bedroom one bath units on the main level and two spacious three bedroom one and a half bath townhome style units occupying the second and third floors. Each unit is equipped with its own in unit washer and dryer, a highly desirable feature that enhances tenant satisfaction and retention. The upper level units also offer private balconies, adding additional value and comfort. Significant updates have been completed throughout the property including luxury vinyl tile flooring, updated countertops, and multiple newer appliances installed in recent years. Interiors are enhanced with LED lighting and ceiling fans, creating a modern and efficient living environment. Unit one showcases additional upgrades including quartz countertops and a waterfall shower. The property includes four separate water meters, allowing even water to be individually metered, which is a major advantage for reducing owner expenses. The roof is finished with durable architectural shingles. Ample off street parking is available with several spaces at the front of the building and a large parking area in the rear to accommodate tenants and their guests. Current rental income includes one bedroom units generating 1100 and 1000 per month and the three bedroom units generating 1475 and 1400 per month. Additional income and expense details are available upon request. This is a prime investment opportunity in a convenient location with strong rental demand. Schedule your private showing today.

Key facts

• 0.45 acre lot
• Built 1970
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 2×2bd/1.8ba + 2×3bd/1.5ba units multifamily listed at $675k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $381/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $675k).
• Recommended offer: $665k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#574 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Fleetwood Area SD (suburban): math 35% / reading 50% proficiency, ranked #281 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 68 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $20k 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 29 days — a 2% lower offer ($665k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago 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 $440k; list at $675k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $664,875 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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 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: 1.16% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $311,644
• List price: $675,000
• Delta: 116.59%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126-128 E Main St	0.49mi	7/2.0 (-1)	2,592	7mo	$335,000	$129	38

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-12,292
• Equity at exit: $100,645

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $114,640
• Equity at exit: $58,362

Cash invested: $189,000 (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 19522

• Home prices YoY: -19.9%
• Active inventory: 68
• Price-to-rent: 28.7×

Monthly cashflow live

• Estimated rent: $7,832 medium
• Mortgage (P&I): −$3,540
• Tax est. 1.5%: −$844 /mo · $10,125/yr
• Insurance: −$281
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,645
• Net cashflow: $1,523

Break-even live

Break-even rent $5,905

Max offer price $675,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,989	-5% $1,756	+0% $1,523	+5% $1,289	+10% $1,056
Rent	-10% $904	-5% $1,213	+0% $1,523	+5% $1,832	+10% $2,141
Rate	-1.0pp $1,862	-0.5pp $1,694	base $1,523	+0.5pp $1,348	+1.0pp $1,170

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.8	$3,916
▸ 2× units	3	1.5	$3,916
Total (4 units)			$7,832

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-14
   status Pending 1877-char remark

   Show marketing remark (1877 chars)

   Welcome to 219 W Main St in Fleetwood, a beautifully maintained brick quadruplex located in the desirable Fleetwood Area School District. Built in 1970 and situated on a generous 0.45 acre lot, this property offers a rare opportunity for investors seeking a solid income producing asset with strong tenant appeal. The building features 4 well designed units with a mix of layouts including two one bedroom one bath units on the main level and two spacious three bedroom one and a half bath townhome style units occupying the second and third floors. Each unit is equipped with its own in unit washer and dryer, a highly desirable feature that enhances tenant satisfaction and retention. The upper level units also offer private balconies, adding additional value and comfort. Significant updates have been completed throughout the property including luxury vinyl tile flooring, updated countertops, and multiple newer appliances installed in recent years. Interiors are enhanced with LED lighting and ceiling fans, creating a modern and efficient living environment. Unit one showcases additional upgrades including quartz countertops and a waterfall shower. The property includes four separate water meters, allowing even water to be individually metered, which is a major advantage for reducing owner expenses. The roof is finished with durable architectural shingles. Ample off street parking is available with several spaces at the front of the building and a large parking area in the rear to accommodate tenants and their guests. Current rental income includes one bedroom units generating 1100 and 1000 per month and the three bedroom units generating 1475 and 1400 per month. Additional income and expense details are available upon request. This is a prime investment opportunity in a convenient location with strong rental demand. Schedule your private showing today.

2. 2026-04-16
   listed $675,000 Active 1877-char remark

   Show marketing remark (1877 chars)

   Welcome to 219 W Main St in Fleetwood, a beautifully maintained brick quadruplex located in the desirable Fleetwood Area School District. Built in 1970 and situated on a generous 0.45 acre lot, this property offers a rare opportunity for investors seeking a solid income producing asset with strong tenant appeal. The building features 4 well designed units with a mix of layouts including two one bedroom one bath units on the main level and two spacious three bedroom one and a half bath townhome style units occupying the second and third floors. Each unit is equipped with its own in unit washer and dryer, a highly desirable feature that enhances tenant satisfaction and retention. The upper level units also offer private balconies, adding additional value and comfort. Significant updates have been completed throughout the property including luxury vinyl tile flooring, updated countertops, and multiple newer appliances installed in recent years. Interiors are enhanced with LED lighting and ceiling fans, creating a modern and efficient living environment. Unit one showcases additional upgrades including quartz countertops and a waterfall shower. The property includes four separate water meters, allowing even water to be individually metered, which is a major advantage for reducing owner expenses. The roof is finished with durable architectural shingles. Ample off street parking is available with several spaces at the front of the building and a large parking area in the rear to accommodate tenants and their guests. Current rental income includes one bedroom units generating 1100 and 1000 per month and the three bedroom units generating 1475 and 1400 per month. Additional income and expense details are available upon request. This is a prime investment opportunity in a convenient location with strong rental demand. Schedule your private showing today.

3. 2026-04-07
   historical $675,000 1877-char remark

   Show marketing remark (1877 chars)

   Welcome to 219 W Main St in Fleetwood, a beautifully maintained brick quadruplex located in the desirable Fleetwood Area School District. Built in 1970 and situated on a generous 0.45 acre lot, this property offers a rare opportunity for investors seeking a solid income producing asset with strong tenant appeal. The building features 4 well designed units with a mix of layouts including two one bedroom one bath units on the main level and two spacious three bedroom one and a half bath townhome style units occupying the second and third floors. Each unit is equipped with its own in unit washer and dryer, a highly desirable feature that enhances tenant satisfaction and retention. The upper level units also offer private balconies, adding additional value and comfort. Significant updates have been completed throughout the property including luxury vinyl tile flooring, updated countertops, and multiple newer appliances installed in recent years. Interiors are enhanced with LED lighting and ceiling fans, creating a modern and efficient living environment. Unit one showcases additional upgrades including quartz countertops and a waterfall shower. The property includes four separate water meters, allowing even water to be individually metered, which is a major advantage for reducing owner expenses. The roof is finished with durable architectural shingles. Ample off street parking is available with several spaces at the front of the building and a large parking area in the rear to accommodate tenants and their guests. Current rental income includes one bedroom units generating 1100 and 1000 per month and the three bedroom units generating 1475 and 1400 per month. Additional income and expense details are available upon request. This is a prime investment opportunity in a convenient location with strong rental demand. Schedule your private showing today.

4. 2024-03-17
   historical $975
5. 2024-03-13
   listed $975
6. 2019-03-29
   soldstatus $440,000 Closed 499-char remark

   Show marketing remark (499 chars)

   Unicorn Alert! Incredibly rare purpose-built 4 unit apartment building on Main St Fleetwood. Washer/Dryer in every apartment and Tenants pay all utilities. 2 apartments are 3 bed / 1.5 bath town homes (2 floors). 2 apartments are 1 bed / 1 bath flats. Concrete and Brick Construction. Roof less than 5 years old. Remarkable condition! Right next to the Fleetwood Park with plenty of off-street parking. Building could have a commercial office/use as well. These deals seldom come available for sale.

7. 2019-02-09
   status Pending 499-char remark

   Show marketing remark (499 chars)

   Unicorn Alert! Incredibly rare purpose-built 4 unit apartment building on Main St Fleetwood. Washer/Dryer in every apartment and Tenants pay all utilities. 2 apartments are 3 bed / 1.5 bath town homes (2 floors). 2 apartments are 1 bed / 1 bath flats. Concrete and Brick Construction. Roof less than 5 years old. Remarkable condition! Right next to the Fleetwood Park with plenty of off-street parking. Building could have a commercial office/use as well. These deals seldom come available for sale.

8. 2019-02-06
   listed $478,000 Active 499-char remark

   Show marketing remark (499 chars)

   Unicorn Alert! Incredibly rare purpose-built 4 unit apartment building on Main St Fleetwood. Washer/Dryer in every apartment and Tenants pay all utilities. 2 apartments are 3 bed / 1.5 bath town homes (2 floors). 2 apartments are 1 bed / 1 bath flats. Concrete and Brick Construction. Roof less than 5 years old. Remarkable condition! Right next to the Fleetwood Park with plenty of off-street parking. Building could have a commercial office/use as well. These deals seldom come available for sale.

9. 2016-04-08
   soldstatus $252,750
10. 2016-04-08
    soldstatus $252,750 Sold
11. 2016-01-26
    status Under Contract
12. 2016-01-12
    listed $259,750 Active
13. 2016-01-12
    listed $259,750

ⓘ 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: $93,984
• − Mortgage interest: −$37,810
• − Property taxes: −$10,125
• − Insurance: −$3,375
• − Repairs & maintenance: −$7,519
• − Management: −$7,519
• − Depreciation: −$19,636
• Taxable income: $8,000
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $16,350/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: Fleetwood Area SD
• NCES district ID: 4209780
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 50% ▼ -14.00%
• Median HH income: $64,968
• Composite: 37.94/100
• National rank: #4307
• State rank: #281 of 539 in PA

Livability — Fleetwood

• Score: 73/100
• State rank: #574
• US rank: #5459

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fleetwood, PA
• City population: 13,926
• Population (ZIP): 13,926

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1% Dominican 1%
• Common ancestry: Polish 5% Romanian 5% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 3% 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: ▼ -67.19%
• Current HPI: 270.0276
• 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

+159.9% since first listed

13 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-04-16 Listed $675,000 BRIGHT MLS
• 2026-04-07 Coming Soon $675,000 BRIGHT MLS
• 2024-03-17 Rental Removed $975 APPFOLIO
• 2024-03-13 Listed for Rent $975 APPFOLIO
• 2019-03-29 Sold (MLS) $440,000 BRIGHT MLS
• 2019-02-09 Pending — BRIGHT MLS
• 2019-02-06 Listed $478,000 BRIGHT MLS
• 2016-04-08 Sold (MLS) $252,750 TREND
• 2016-04-08 Sold (MLS) $252,750 BRIGHT MLS
• 2016-01-26 Pending — TREND
• 2016-01-12 Listed $259,750 TREND
• 2016-01-12 Listed $259,750 BRIGHT MLS