16541 Pottsville Pi · Windsor, PA 19526

$399,900

35 bd · None ba · 2,500 sqft · MultiFamily · 6 Days on market

Built 1900 Good condition 0.33 ac lot

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks

INVESTMENT OPPORTUNITY – 5 UNIT MIXED-USE INCOME PROPERTY! 3 first floor units and 2 second floor units. Looking to expand your investment portfolio? This income-producing 5-unit mixed-use property offers strong rental potential in a highly desirable location! Featuring 3 one-bedroom apartments and 2 two-bedroom apartments. Whether you’re a seasoned investor or just beginning to build your portfolio, this property presents an excellent opportunity for consistent cash flow and long-term appreciation, especially with some updates. Conveniently located close to schools, shopping, restaurants, and everyday amenities, tenants will appreciate the accessibility and convenience this l

Key facts

• Close to schools
• Mixed-use property
• 0.33 acre lot

Tags

• MIXED-USE PROPERTY
• STRONG RENTAL DEMAND AREA
• CLOSE TO SCHOOLS

Property features AI

Finance

• Financial info: Total of 4 units; Gross income reported at $55,000; Gross scheduled income $55,000; Total actual rent $50,160; Net operating income $37,000; Operating expenses $18,000 (includes trash and snow removal); No rent control

Exterior

• Parking: Off-street parking with 6 spaces (total 6 garage/parking spaces)
• Utilities: Public water; Public sewer
• Home design: Detached property; Year built estimated; Fee simple ownership
• Construction: Stone and other foundation types
• Exterior features: Detached structure; Above-grade and below-grade other structures; Lot dimensions per assessor

Interior

• Bedrooms: Three 1-bedroom units; Two 2-bedroom units
• Heating & cooling: Window air conditioning units (electric); Heating with electric and oil; Electric hot water
• Interior features: Estimated living area; Month-to-month existing leases

What this means for you Summary

Snapshot

• This is a 3×1bd/1.5ba + 2×2bd/1.5ba units multifamily listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $388/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Cap rate 12.1% vs local median 1.9% in Windsor — 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 70/100 on livability (#748 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities 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: 46 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 $43k of equity ($3k loan paydown + $40k 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 $112k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $399,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 5.6

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: 39.8%
• Equity multiple: 4.05×
• Total profit: $341,348
• Equity at exit: $360,262

10-year hold

• IRR: 34.3%
• Equity multiple: 9.11×
• Total profit: $908,301
• Equity at exit: $776,918

Cash invested: $111,972 (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 19526

• Home prices YoY: 4.6%
• Active inventory: 46
• Price-to-rent: 28.0×

Monthly cashflow live

• Estimated rent: $5,952 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,998/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $1,938

Break-even live

Break-even rent $3,498

Max offer price $399,900

Occupancy floor 62%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1.5	$3,570
▸ 2× units	2	1.5	$2,380
Total (5 units)			$5,952

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $399,900 Active 6 DOM
2. 2026-06-17
   days on market $399,900 Active 5 DOM
3. 2026-06-16
   days on market $399,900 Active 4 DOM
4. 2026-06-15
   days on market $399,900 Active 3 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $399,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $71,424
• − Mortgage interest: −$22,401
• − Property taxes: −$5,998
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,714
• − Management: −$5,714
• − Depreciation: −$11,633
• Taxable income: $17,964
• Est. tax owed @ 24.0%: −$4,311
• After-tax cash flow: $18,950/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This 5-unit mixed-use property is in good condition with some cosmetic updates needed. It offers strong rental potential and is located in a highly desirable location.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's value.
• Both Landscaping and curb appeal improvements — Improving the landscaping and curb appeal will enhance the property's visual appeal and attract more tenants or buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's value. ↑
• Both Landscaping and curb appeal improvements — Improving the landscaping and curb appeal will enhance the property's visual appeal and attract more tenants or buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Windsor

• Score: 70/100
• State rank: #748
• US rank: #7475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

1 event — show timeline

• 2026-06-12 Listed $399,900 BRIGHT MLS