3 Castle Dr · Gilbertsville, PA 19525

$350,000

3 bd · 2.5 ba · 1,220 sqft · Townhouse public records · 1 Days on market

Built 2021 Good condition 580 sqft lot Est $350k · at est. $115/mo HOA · 7% of rent

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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 +7.5/15.0
• Schools +4.3/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Cash flow +3.1/30.0
• Rent growth +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lot 163 B

Key facts

• $115 HOA
• 2 parking spots
• Built 2021

Property features AI

Finance

• Other: Property manager present
• HOA & community: HOA fee of $115 monthly

Exterior

• Parking: Driveway parking; Two driveway spaces (total of 2 garage and parking spaces)
• Utilities: Public water; Public sewer; Electric for hot water and cooling; Natural gas for heating
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Excellent condition; Above-grade finished area according to assessor
• Construction: Vinyl siding; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Electric hot water
• Interior features: Assessor-listed living area; Unfinished walkout basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $350k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (56.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (51.2% below list).
• Recommended offer: $152k (56.5% below list) — sets the bar for cash-flow.
• Cap rate 2.5% vs local median 3.1% in Gilbertsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 83/100 on livability (#129 in PA, #1,013 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• Boyertown Area SD (suburban): math 44% / reading 53% proficiency, ranked #167 of 539 in PA (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 76 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $10k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $286k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,158 (56.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.49% ✗
• Cap rate: 2.45%
• Cash-on-cash: -13.71%
• DSCR: 0.39
• GRM: 17.1

CMA / ARV

• ARV (on-the-fly): $350,140
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Castle Dr	0.02mi	3/2.5	1,220 (0%)	15mo	$350,000	$287	87
12 Foxwood Dr	0.06mi	3/2.5	1,282 (+5%)	9mo	$320,000	$250	81
1447 E Philadelphia Ave	0.53mi	3/2.5	1,393 (+14%)	21mo	$1,610,000	$1,156	34

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: -42.1%
• Equity multiple: -0.31×
• Total profit: $-127,989
• Equity at exit: $52,186

10-year hold

• IRR: -71.4%
• Equity multiple: -1.07×
• Total profit: $-203,071
• Equity at exit: $30,262

Cash invested: $98,000 (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 19525

• Home prices YoY: -26.2%
• Active inventory: 76
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$372 /mo · $4,459/yr
• Insurance: −$146
• HOA: −$115
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-1,120

Break-even live

Break-even rent $3,124

Max offer price $152,158

Occupancy floor —

Sensitivity live

Price	-10% $-922	-5% $-1,021	+0% $-1,120	+5% $-1,219	+10% $-1,318
Rent	-10% $-1,255	-5% $-1,187	+0% $-1,120	+5% $-1,053	+10% $-985
Rate	-1.0pp $-944	-0.5pp $-1,031	base $-1,120	+0.5pp $-1,211	+1.0pp $-1,303

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1234 E Philadelphia Ave Gilbertsville, PA	2.0	1.0	952	$1,750	$1.84	25d	1	0.35mi
1234 E Philadelphia Ave Gilbertsville, PA	2.0	1.0	952	$1,750	$1.84	6d	1	0.35mi
200 Gilbertsville Rd Gilbertsville, PA	1.0–2.0	1.0	903	$1,510	$1.67	5d	2	0.74mi

HOA detail

• Monthly dues: $115 · $1,380/yr

Listing history 10 events

1. 2026-04-26
   status Pending
2. 2026-04-09
   historical $350,000
3. 2021-06-25
   soldstatus $286,360 Closed 9-char remark

   Show marketing remark (9 chars)

   Lot 163 B

4. 2021-03-19
   soldstatus $478,884
5. 2021-03-13
   status Pending 9-char remark

   Show marketing remark (9 chars)

   Lot 163 B

6. 2021-03-03
   listed $278,160 Active 9-char remark

   Show marketing remark (9 chars)

   Lot 163 B

7. 2020-12-29
   status Pending
8. 2020-12-29
   historical
9. 2020-12-29
   price $252,410
10. 2020-12-22
    listed $242,990 Active

ⓘ 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: $4,459 · $372/mo
• Projected year-2 tax: $4,995 · $416/mo
• Expected delta: +$535/yr (+$45/mo · 12.0%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,475
• − Mortgage interest: −$19,605
• − Property taxes: −$4,459
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − HOA: −$1,380
• − Depreciation: −$10,182
• Taxable loss: −$20,178
• Est. tax savings @ 24.0%: +$4,843
• After-tax cash flow: $-8,597/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready townhouse is in excellent condition with modern updates and a great layout, making it an ideal investment property.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping the front yard — Improves curb appeal and rental value
• Resale Upgrading the kitchen backsplash — Modernizes the kitchen and adds value
• Both Adding a smart home system — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and rental value ↑
• Resale Upgrading the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Both Adding a smart home system — Enhances convenience and adds 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: Boyertown Area SD
• NCES district ID: 4203960
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 53% ▼ -22.00%
• Median HH income: $70,605
• Composite: 43.48/100
• National rank: #2999
• State rank: #167 of 539 in PA

Livability — Gilbertsville

• Score: 83/100
• State rank: #129
• US rank: #1013

Category grades

Amenities C- Commute F Cost of living B 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: Gilbertsville, PA
• Population (ZIP): 17,859

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 4% Two or more races 4% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 2% Polish 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -100.53%
• Current HPI: 283.6282
• 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

+44.0% since first listed

10 events — show timeline

• 2026-04-26 Pending — BRIGHT MLS
• 2026-04-09 Coming Soon $350,000 BRIGHT MLS
• 2021-06-25 Sold (MLS) $286,360 BRIGHT MLS
• 2021-03-19 Sold (Public Records) $478,884 Public Records
• 2021-03-13 Pending — BRIGHT MLS
• 2021-03-03 Listed $278,160 BRIGHT MLS
• 2020-12-29 Pending — BRIGHT MLS
• 2020-12-29 Price Changed $252,410 BRIGHT MLS
• 2020-12-29 Listing Removed — BRIGHT MLS
• 2020-12-22 Listed $242,990 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2026): $4,459 · +3.1% YoY. Source: county tax records.