27 Church St · Hamburg, PA 19526

$220,000

3 bd · 1.0 ba · 1,524 sqft · SingleFamily public records · 6 Days on market

Built 1940 7,405 sqft lot $144/sqft · 18% below area Est $267k · 18% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid brick single home in the borough with replacement windows & low maintenance exterior. Nice large rooms with plenty of closets. Old world stained woodwork with beautiful original staircase. There is a double living room. The bath upstairs is huge! Off street parking in rear with a tool shed in the back yard. Nice front and rear porches.

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 6 days

Property features AI

Finance

• Other: Improvement and land assessed values recorded
• Financial info: Ownership is fee simple

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Frame and masonry construction; Metal roof; Block foundation; Finished above-grade area reported (1,524)
• Construction: Built year reported by assessor
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Oil-fired heating and hot water; Electric cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

Location & tenants

• Location reads 74/100 on livability (#529 in PA, #4,893 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, commute F.
• Hamburg Area SD (other): math 31% / reading 43% proficiency, ranked #377 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $110k; list at $220k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1940 — 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. 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $267,215
• List price: $220,000
• Delta: -17.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 State St	0.17mi	3/1.0	1,496 (-2%)	14mo	$227,400	$152	77
240 S 4th St	0.33mi	3/1.0	1,568 (+3%)	4mo	$249,900	$159	76
250 Washington St	0.31mi	3/1.0	1,600 (+5%)	2mo	$115,000	$72	75
730 Park Ave	0.39mi	3/1.5	1,536 (+1%)	8mo	$330,000	$215	72
23 S 4th St	0.16mi	4/1.0 (+1)	1,454 (-5%)	15mo	$164,900	$113	67
227 N 4th St	0.34mi	3/1.5	1,440 (-6%)	13mo	$241,000	$167	62
262 N 3rd St	0.44mi	3/2.0	1,548 (+2%)	14mo	$200,000	$129	61
303 Port Clinton Ave	0.45mi	3/1.0	1,344 (-12%)	9mo	$205,500	$153	52
546 N 5th St	0.59mi	3/2.0	1,496 (-2%)	18mo	$277,900	$186	50
250 N 3rd St	0.42mi	3/2.0	1,316 (-14%)	9mo	$250,000	$190	46
376 Northmont Ave	0.47mi	4/2.0 (+1)	1,639 (+8%)	19mo	$255,000	$156	40
507 Bickel Dr	0.59mi	3/2.0	1,748 (+15%)	9mo	$299,900	$172	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 30.8%
• Equity multiple: 3.42×
• Total profit: $148,952
• Equity at exit: $198,193

10-year hold

• IRR: 26.6%
• Equity multiple: 7.75×
• Total profit: $415,829
• Equity at exit: $427,412

Cash invested: $61,600 (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 19526

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$273 /mo · $3,273/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $457

Break-even live

Break-even rent $1,922

Max offer price $220,000

Occupancy floor 77%

Sensitivity live

Price	-10% $581	-5% $519	+0% $457	+5% $395	+10% $332
Rent	-10% $259	-5% $358	+0% $457	+5% $556	+10% $654
Rate	-1.0pp $568	-0.5pp $513	base $457	+0.5pp $400	+1.0pp $342

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Clayton Ave Hamburg, PA	4.0	2.0	2056	$2,500	$1.22	4d	1	1.34mi

Listing history 12 events

1. 2026-05-11
   status Pending 507-char remark
2. 2026-05-05
   listed $220,000 Active 507-char remark
3. 2021-10-11
   historical
4. 2021-10-07
   price $170,000
5. 2021-08-18
   listed $180,000 Active
6. 2015-04-02
   soldstatus $109,900
7. 2015-03-30
   soldstatus $109,900

   Show marketing remark (347 chars)

   Solid brick single home in the borough with replacement windows & low maintenance exterior. Nice large rooms with plenty of closets. Old world stained woodwork with beautiful original staircase. There is a double living room. The bath upstairs is huge! Off street parking in rear with a tool shed in the back yard. Nice front and rear porches.

8. 2015-03-30
   soldstatus $109,900 Sold

   Show marketing remark (347 chars)

   Solid brick single home in the borough with replacement windows & low maintenance exterior. Nice large rooms with plenty of closets. Old world stained woodwork with beautiful original staircase. There is a double living room. The bath upstairs is huge! Off street parking in rear with a tool shed in the back yard. Nice front and rear porches.

9. 2015-02-13
   status Under Contract

   Show marketing remark (347 chars)

   Solid brick single home in the borough with replacement windows & low maintenance exterior. Nice large rooms with plenty of closets. Old world stained woodwork with beautiful original staircase. There is a double living room. The bath upstairs is huge! Off street parking in rear with a tool shed in the back yard. Nice front and rear porches.

10. 2015-02-13
    historical

    Show marketing remark (347 chars)

    Solid brick single home in the borough with replacement windows & low maintenance exterior. Nice large rooms with plenty of closets. Old world stained woodwork with beautiful original staircase. There is a double living room. The bath upstairs is huge! Off street parking in rear with a tool shed in the back yard. Nice front and rear porches.

11. 2014-11-21
    listed $109,900 Active

    Show marketing remark (347 chars)

    Solid brick single home in the borough with replacement windows & low maintenance exterior. Nice large rooms with plenty of closets. Old world stained woodwork with beautiful original staircase. There is a double living room. The bath upstairs is huge! Off street parking in rear with a tool shed in the back yard. Nice front and rear porches.

12. 2014-11-20
    listed $109,900

ⓘ 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: $3,273 · $273/mo
• Projected year-2 tax: $3,375 · $281/mo
• Expected delta: +$101/yr (+$8/mo · 3.1%)

ⓘ 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 8 d/yr ≥100°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$12,323
• − Property taxes: −$3,273
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,400
• Taxable income: $2,103
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $4,978/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: Hamburg Area SD
• NCES district ID: 4211340
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $55,589
• Composite: 32.5/100
• National rank: #5705
• State rank: #377 of 539 in PA

Livability — Hamburg

• Score: 74/100
• State rank: #529
• US rank: #4893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamburg, PA
• Population (ZIP): 11,412

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Polish 7% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 13.13%
• Current HPI: 299.1168
• 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

+100.2% since first listed

14 events — show timeline

• 2026-06-18 Pending — BRIGHT MLS
• 2026-06-15 Sold (MLS) — BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-05 Listed $220,000 BRIGHT MLS
• 2021-10-11 Listing Removed — BRIGHT MLS
• 2021-10-07 Price Changed $170,000 BRIGHT MLS
• 2021-08-18 Listed $180,000 BRIGHT MLS
• 2015-04-02 Sold (Public Records) $109,900 Public Records
• 2015-03-30 Sold (MLS) $109,900 BRIGHT MLS
• 2015-03-30 Sold (MLS) $109,900 TREND
• 2015-02-13 Pending — TREND
• 2015-02-13 Listing Removed — BRIGHT MLS
• 2014-11-21 Listed $109,900 TREND
• 2014-11-20 Listed $109,900 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2026): $3,273 · +0.0% YoY. Source: county tax records.