1910 Schubert Rd #4 · Bethel, PA 19507

$74,900

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 168 Days on market

Built 1976 $425/mo HOA · 29% of rent ↓ 6% since listing

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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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A rare opportunity to customize a nearly brand-new home without the hassle of major renovations. Completely rebuilt from the studs up with new subfloor, flooring, insulation, drywall, electrical, plumbing, and roof. The owner is providing flooring, molding, and crown molding, and all kitchen appliances plus the washer and dryer are included, saving the next owner time and money. Ready for your personal finishing touches. Enjoy super low lot rent of just $425 per month, which includes water and trash. Conveniently located just minutes from Route 78 for easy travels! More photos coming, showing start January 2nd.

Key facts

• Built 1976
• Listed 167 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,428 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, employment D+, amenities F.
• Tulpehocken Area SD (rural): math 36% / reading 51% proficiency, ranked #273 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($518 loan paydown + $7k appreciation (10.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.94% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 3.78×
• Total profit: $58,378
• Equity at exit: $67,476

10-year hold

• IRR: 31.0%
• Equity multiple: 8.57×
• Total profit: $158,752
• Equity at exit: $145,514

Cash invested: $20,972 (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 19507

• Home prices YoY: 6.4%
• Active inventory: 18
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$25 /mo · $294/yr
• Insurance: −$31
• HOA: −$425
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $272

Break-even live

Break-even rent $1,106

Max offer price $74,900

Occupancy floor 76%

Sensitivity live

Price	-10% $315	-5% $294	+0% $272	+5% $251	+10% $230
Rent	-10% $158	-5% $215	+0% $272	+5% $330	+10% $387
Rate	-1.0pp $310	-0.5pp $291	base $272	+0.5pp $253	+1.0pp $233

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: watertrashelectric

Listing history 17 events

1. 2026-06-18
   days on market $74,900 Active 168 DOM
2. 2026-06-17
   days on market $74,900 Active 167 DOM
3. 2026-06-16
   days on market $74,900 Active 166 DOM
4. 2026-06-15
   days on market $74,900 Active 165 DOM
5. 2026-06-13
   days on market $74,900 Active 163 DOM
6. 2026-06-12
   days on market $74,900 Active 162 DOM
7. 2026-06-09
   days on market $74,900 Active 159 DOM
8. 2026-06-08
   days on market $74,900 Active 158 DOM
9. 2026-06-08
   days on market $74,900 Active 157 DOM
10. 2026-06-07
    days on market $74,900 Active 156 DOM
11. 2026-06-04
    days on market $74,900 Active 153 DOM
12. 2026-06-02
    days on market $74,900 Active 152 DOM
13. 2026-06-01
    days on market $74,900 Active 151 DOM
14. 2026-05-31
    days on market $74,900 Active 150 DOM
15. 2026-01-29
    price $74,900 619-char remark

    Show marketing remark (619 chars)

    A rare opportunity to customize a nearly brand-new home without the hassle of major renovations. Completely rebuilt from the studs up with new subfloor, flooring, insulation, drywall, electrical, plumbing, and roof. The owner is providing flooring, molding, and crown molding, and all kitchen appliances plus the washer and dryer are included, saving the next owner time and money. Ready for your personal finishing touches. Enjoy super low lot rent of just $425 per month, which includes water and trash. Conveniently located just minutes from Route 78 for easy travels! More photos coming, showing start January 2nd.

16. 2026-01-02
    listed $79,900 Active 619-char remark

    Show marketing remark (619 chars)

    A rare opportunity to customize a nearly brand-new home without the hassle of major renovations. Completely rebuilt from the studs up with new subfloor, flooring, insulation, drywall, electrical, plumbing, and roof. The owner is providing flooring, molding, and crown molding, and all kitchen appliances plus the washer and dryer are included, saving the next owner time and money. Ready for your personal finishing touches. Enjoy super low lot rent of just $425 per month, which includes water and trash. Conveniently located just minutes from Route 78 for easy travels! More photos coming, showing start January 2nd.

17. 2025-12-29
    historical $79,900 619-char remark

    Show marketing remark (619 chars)

    A rare opportunity to customize a nearly brand-new home without the hassle of major renovations. Completely rebuilt from the studs up with new subfloor, flooring, insulation, drywall, electrical, plumbing, and roof. The owner is providing flooring, molding, and crown molding, and all kitchen appliances plus the washer and dryer are included, saving the next owner time and money. Ready for your personal finishing touches. Enjoy super low lot rent of just $425 per month, which includes water and trash. Conveniently located just minutes from Route 78 for easy travels! More photos coming, showing start January 2nd.

ⓘ 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: $294 · $25/mo
• Projected year-2 tax: $739 · $62/mo
• Expected delta: +$445/yr (+$37/mo · 151.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,405
• − Mortgage interest: −$4,196
• − Property taxes: −$294
• − Insurance: −$374
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − HOA: −$5,100
• − Depreciation: −$2,179
• Taxable income: $2,477
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $2,673/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: Tulpehocken Area SD
• NCES district ID: 4223820
• Math proficiency: 36% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $60,653
• Composite: 38.36/100
• National rank: #4213
• State rank: #273 of 539 in PA

Livability — Bethel

• Score: 61/100
• State rank: #1428
• US rank: #18143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, PA
• Population (ZIP): 3,744

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 7% Italian 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 3%

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: ▲ 22.65%
• Current HPI: 377.2798
• 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

-6.3% since first listed

3 events — show timeline

• 2026-01-29 Price Changed $74,900 BRIGHT MLS
• 2026-01-02 Listed $79,900 BRIGHT MLS
• 2025-12-29 Coming Soon $79,900 BRIGHT MLS

Property tax history

+0.2%/yr

Latest (2026): $294 · +0.0% YoY. Source: county tax records.