523 Oley St · Wyomissing, PA 19610

$249,900

4 bd · 1.0 ba · 1,407 sqft · SingleFamily public records · 3 Days on market

Built 1942 4,791 sqft lot Est $314k · 20% 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

None

Key facts

• 4,791 sq ft lot
• Garage
• Built 1942

Property features AI

Finance

• Other: Ownership: Fee simple; Irrigation water rights

Exterior

• Parking: Detached rear-entry garage (1-car)
• Utilities: Public water; Public sewer; Natural gas heating and hot water; Electric cooling
• Home design: Detached structure; Architectural shingle roof; Block foundation; Estimated year built; Average condition
• Construction: Block foundation; Architectural shingle roof; Detached structure
• Exterior features: Detached property; Patio(s); Gazebo; Not in a federal flood zone

Interior

• Kitchen: Stove; Range hood; Refrigerator
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Radiator heating; Window air conditioning units (electric)
• Interior features: Full basement; Patio(s); Gazebo; No pet restrictions (pets allowed)
• Laundry & utility: Washer and dryer located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (1.1% below list).
• Recommended offer: $247k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Wilson SD (suburban): math 46% / reading 59% proficiency, ranked #127 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 34% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago; this cycle's ask is 56% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $158k; list at $250k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $247,035 (1.1% below list)

Questions for the listing agent

1. Built in 1942 — 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: 0.99% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $313,761
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Windsor St	0.22mi	4/1.0	1,376 (-2%)	3mo	$299,900	$218	84
428 N Wyomissing Blvd	0.11mi	3/1.5 (-1)	1,320 (-6%)	2mo	$295,000	$223	76
909 N 9th St	0.29mi	4/2.0	1,617 (+15%)	10mo	$335,000	$207	49
155 Tulpehocken Ave	0.68mi	3/1.5 (-1)	1,280 (-9%)	12mo	$335,000	$262	36

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-29,751
• Equity at exit: $37,261

10-year hold

• IRR: -8.1%
• Equity multiple: 0.56×
• Total profit: $-30,725
• Equity at exit: $21,607

Cash invested: $69,972 (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 19610

• Home prices YoY: -33.4%
• Rents YoY: -0.8%
• Active inventory: 79
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$255 /mo · $3,056/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $282

Break-even live

Break-even rent $2,113

Max offer price $249,900

Occupancy floor 84%

Sensitivity live

Price	-10% $424	-5% $353	+0% $282	+5% $212	+10% $141
Rent	-10% $87	-5% $185	+0% $282	+5% $380	+10% $477
Rate	-1.0pp $408	-0.5pp $346	base $282	+0.5pp $218	+1.0pp $152

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Oley St Reading, PA	3.0	2.0	1274	$2,300	$1.81	14d	1	0.12mi
812 Christopher Dr Reading, PA	3.0	2.0	1421	$2,200	$1.55	22d	1	0.77mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	14d	1	0.78mi
201 S 2nd Ave Reading, PA	3.0	2.5	1584	$2,500	$1.58	14d	1	1.13mi
205 Sycamore Rd Reading, PA	3.0	1.5	1120	$2,100	$1.88	44d	1	1.23mi
906 Summit Chase Dr Reading, PA	3.0	2.5	1324	$1,795	$1.36	14d	1	1.42mi

Listing history 5 events

1. 2026-06-17
   status $249,900 Pending 3 DOM
2. 2026-06-15
   days on market $249,900 Active 3 DOM
3. 2026-06-13
   status $249,900 Active 1 DOM
4. 2026-06-09
   remarks 699-char remark
5. 2026-06-09
   listed $249,900 Coming Soon 1 DOM

ⓘ 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: $3,056 · $255/mo
• Projected year-2 tax: $3,502 · $292/mo
• Expected delta: +$446/yr (+$37/mo · 14.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $29,644
• − Mortgage interest: −$13,998
• − Property taxes: −$3,056
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − Depreciation: −$7,270
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $3,549/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: Wilson SD
• NCES district ID: 4226580
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $65,787
• Composite: 46.32/100
• National rank: #2471
• State rank: #127 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

+149.9% since first listed

10 events — show timeline

• 2026-06-09 Coming Soon $249,900 BRIGHT MLS
• 2007-05-16 Sold (Public Records) $157,900 Public Records
• 2007-05-11 Sold (MLS) $159,900 BRIGHT MLS
• 2007-04-13 Listing Removed — BRIGHT MLS
• 2007-04-06 Listed $159,900 BRIGHT MLS
• 2007-04-01 Listing Removed — BRIGHT MLS
• 2006-10-17 Listed $169,900 BRIGHT MLS
• 2006-01-27 Sold (MLS) $100,000 BRIGHT MLS
• 2005-10-21 Listing Removed — BRIGHT MLS
• 2005-09-28 Listed $100,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $3,056 · +0.0% YoY. Source: county tax records.