3801 Penns Dr · St. Lawrence, PA 19606

$100,000

3 bd · 2.5 ba · 1,520 sqft · Townhouse public records · 3 Days on market

Built 1997 0.31 ac lot

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * We have multiple offers - highest and best deadline has been set for Sunday, May 24th at 4pm * * Calling all investors! This property is being sold in AS-IS and only CASH offers will be considered. We do not have interior photos of this property. This spacious townhome is located in desirable Penns Grant and Exeter School District! Offering incredible potential with major rehab needed — The home features 2 levels of living space plus a full unfinished basement with Bilco egress, offering endless possibilities. Generous layout, strong bones, and excellent upside potential. Enjoy the benefits of No HOA and a convenient location close to schools, shopping, dining, parks, and major

Key facts

• Bilco egress
• Private driveway
• Penns grant

Tags

• PENNS GRANT
• EXETER SCHOOL DISTRICT
• FULL UNFINISHED BASEMENT
• BILCO EGRESS
• NO HOA
• PRIVATE DRIVEWAY

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: End of row townhouse; Fee simple ownership; Year built referenced to Assessor
• Construction: Vinyl siding; Concrete perimeter foundation
• Exterior features: Lot dimensions listed (Assessor); Above-grade and below-grade structures noted

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level (including a master bedroom)
• Bathrooms: One full bathroom on the upper level (master/full); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Living room; Dining room; Full basement with outside entrance; Not in a federal flood zone

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $100k.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 31% of the median local income ($86k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $81k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.23% ✓
• Cap rate: 16.68%
• Cash-on-cash: 37.10%
• DSCR: 2.65
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $269,040
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3801 Penns Dr	0.00mi	3/1.5	1,520 (0%)	0mo	$161,500	$106	96
211 Poplar Dr	0.10mi	3/2.5	1,520 (0%)	2mo	$269,000	$177	94
3905 Lynn Ave	0.15mi	3/2.5	1,520 (0%)	1mo	$280,000	$184	92
52 Walnut St	0.37mi	3/1.5	1,496 (-2%)	16mo	$197,500	$132	63
3919 Penns Dr	0.09mi	2/2.5 (-1)	1,700 (+12%)	11mo	$250,000	$147	62
3921 Penns Dr	0.09mi	3/2.5	1,360 (-10%)	19mo	$264,900	$195	62

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: 33.1%
• Equity multiple: 2.40×
• Total profit: $39,083
• Equity at exit: $14,910

10-year hold

• IRR: 40.1%
• Equity multiple: 4.77×
• Total profit: $105,665
• Equity at exit: $8,646

Cash invested: $28,000 (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 19606

• Active inventory: 166
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$329 /mo · $3,949/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $866

Break-even live

Break-even rent $1,133

Max offer price $100,000

Occupancy floor 56%

Sensitivity live

Price	-10% $922	-5% $894	+0% $866	+5% $837	+10% $809
Rent	-10% $689	-5% $778	+0% $866	+5% $954	+10% $1,042
Rate	-1.0pp $916	-0.5pp $891	base $866	+0.5pp $840	+1.0pp $813

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
97 Wessex Ct Unit 97 Reading, PA	3.0	3.0	1473	$2,200	$1.49	44d	1	1.27mi
1136 Fox Run Reading, PA	2.0	1.5	1330	$1,950	$1.47	44d	1	1.33mi
54 Colin Ct Reading, PA	3.0	2.5	2108	$3,070	$1.46	45d	1	1.48mi

Listing history 2 events

1. 2026-05-21
   listed $100,000 Active
2. 1997-06-19
   soldstatus $81,336

ⓘ 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: $3,949 · $329/mo
• Projected year-2 tax: $3,949 · $329/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,745
• − Mortgage interest: −$5,602
• − Property taxes: −$3,949
• − Insurance: −$500
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$2,909
• Taxable income: $9,506
• Est. tax owed @ 24.0%: −$2,281
• After-tax cash flow: $8,105/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — St. Lawrence

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

Census & demographics

• Census place: St. Lawrence, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 1% 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: ▼ -211.56%
• Current HPI: 283.6138
• Rent YoY: —
• 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

+22.9% since first listed

2 events — show timeline

• 2026-05-21 Listed $100,000 BRIGHT MLS
• 1997-06-19 Sold (Public Records) $81,336 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,949 · +1.0% YoY. Source: county tax records.