1390 Pottsville Pike · Shoemakersville, PA 19555

$175,000

3 bd · 1.5 ba · 1,196 sqft · SingleFamily public records · 34 Days on market

Built 1956 0.46 ac lot $146/sqft · 24% below area Est $287k · 39% under

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +7.7/30.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Public Auction Thursday, June 4, 2026 @ 5 PM - Open House Saturdays May 16 & 23 from 1-3 PM - Buyer required a 10% non refundable deposit, settlement within 45 days - Buyer pays the 2% RE transfer tax - List price does not reflect the final sales price * Shoemakersville/Hamburg Area ranch home w/ 3 car garage on . 46 acres. Kitchen w/ dining area & access to large deck w/ gazebo. Sizable living room, 3 bedrooms, 1 bath. Central air. Enclosed & finished breezeway with laundry & sitting area. A total of 1,482 SF living area. Attached 3 car garage with an upper floor for storage or could be finished for additional living space. Full basement. Ideal home for the first

Key facts

• 0.46 acre lot
• 3 garage spots
• Built 1956

Property features AI

Exterior

• Parking: Attached front-entry garage with inside access and garage door opener (3 garage spaces); Paved driveway with approximately 6 driveway spaces; Total parking for about 9 vehicles
• Utilities: Well water; On-site septic
• Home design: Detached single-family home; Architectural shingle roof
• Construction: Aluminum siding; Block foundation; Replacement double-pane insulated vinyl-clad windows; Year built per assessor
• Exterior features: Level lot with rear yard and road frontage; Not in a federal flood zone

Interior

• Kitchen: Electric oven/range
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced-air heating (oil-fired); Central air conditioning; 200+ amp electric service; Electric hot water
• Interior features: Combination kitchen and dining area; Country-style kitchen; Full, unfinished basement with interior access and poured concrete foundation
• Laundry & utility: Main-floor laundry; Has laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (22.9% below list).
• Recommended offer: $135k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#882 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: 20 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $134,961 (22.9% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 10.8

CMA / ARV

• ARV (median comp): $286,850
• List price: $175,000
• Delta: -38.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Waxwood Rd	0.74mi	3/2.0	1,339 (+12%)	21mo	$314,200	$235	26

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-41,271
• Equity at exit: $26,093

10-year hold

• IRR: -20.3%
• Equity multiple: -0.07×
• Total profit: $-52,407
• Equity at exit: $15,131

Cash invested: $49,000 (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 19555

• Home prices YoY: -27.1%
• Active inventory: 20
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-204

Break-even live

Break-even rent $1,607

Max offer price $139,022

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   status $175,000 Pending 34 DOM
2. 2026-06-08
   days on market $175,000 Active 34 DOM
3. 2026-06-08
   days on market $175,000 Active 33 DOM
4. 2026-06-07
   days on market $175,000 Active 32 DOM
5. 2026-06-04
   days on market $175,000 Active 29 DOM
6. 2026-06-02
   days on market $175,000 Active 28 DOM
7. 2026-06-01
   days on market $175,000 Active 27 DOM
8. 2026-05-31
   days on market $175,000 Active 26 DOM
9. 2026-05-05
   listed $175,000 Active 848-char remark

ⓘ 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: $3,351 · $279/mo
• Projected year-2 tax: $3,351 · $279/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,195
• − Mortgage interest: −$9,803
• − Property taxes: −$3,351
• − Insurance: −$875
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,091
• Taxable loss: −$5,515
• Est. tax savings @ 24.0%: +$1,324
• After-tax cash flow: $-1,120/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 — Shoemakersville

• Score: 68/100
• State rank: #882
• US rank: #9408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,415

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% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Iranian 5% Polish 4% Romanian 4%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Russian/Polish/Slavic 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: ▼ -109.71%
• Current HPI: 294.3718
• 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

2 events — show timeline

• 2026-06-08 Pending — BRIGHT MLS
• 2026-05-05 Listed $175,000 BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2026): $3,351 · +0.0% YoY. Source: county tax records.