2230 Monroe · West Wyomissing, PA 19608

$219,900

2 bd · 1.5 ba · 792 sqft · SingleFamily public records · 2 Days on market

Built 1956 7,405 sqft lot Est $229k · at est.

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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).

• Cash flow +9.8/30.0
• ARV discount +9.3/15.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Rancher type Cottage in West Lawn with 2 bedrooms on main floor and full bath. Finished Basement with a built in wet bar, mini frig and walk up steps to huge covered concrete patio in a spacious fenced in back yard. 3rd bedroom in basement with fireplace and 1/2 bath and laundry room. Wilson Schools and parking for 2 cars on your paved driveway plus off street parking. Economical gas heat with central air. Newer roof and hot water heater and all appliances remain as well as washer/dryer and extra Freezer in the basement. Immediate possession and a one year Guard Home Warranty at full price! Highest & Best by Sunday at 6 PM 5/17/26 but Seller can accept offer prior if so des

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1956

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Below-grade finished area (estimated): 600; Above-grade finished area (assessor): 792; Mixed soil types; Pets allowed (no pet restrictions)

Exterior

• Parking: Two driveway spaces (paved); On-street parking; Lighted parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Municipal trash service
• Home design: Detached property; Architectural shingle roof; Vinyl siding; Windows with screens and vinyl-clad frames; Building not winterized
• Construction: Block foundation; Year built source: Assessor; Effective/major remodel year: 2026
• Exterior features: Patio(s) and porch(es); Extensive hardscape; Exterior lighting and flood lights; Outbuilding(s), storage barn/shed; Play area; Sidewalks and street lights; Chain link and wood fencing; Cleared, landscaped, level yard with front, rear and side yards and road frontage; 2+ access exits

Interior

• Kitchen: Refrigerator; Built-in microwave; Gas range/oven (self-cleaning)
• Bedrooms: Two main-level bedrooms; One bedroom on the lower level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level; One half bathroom on the lower level (total: 1 full, 1 half)
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Traditional floor plan; Wet/dry bar; Window treatments; Ceiling fans; Dining area; Eat-in kitchen; Tub/shower
• Laundry & utility: Washer and dryer in unit (dryer is electric); Laundry located in basement; Extra refrigerator/freezer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (23.1% below list).
• Recommended offer: $169k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#418 in PA, #3,807 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, 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.
• Zoned schools: Spring Ridge El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 559 students, 46% FRL); Wilson Southern Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 767 students, 42% FRL); Wilson Hs (math 61% / reading 24%, grade F, #225 of 437 statewide, top 51%, 2,059 students, 34% FRL) — zoned schools average 41% FRL vs 20% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $220k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,137 (23.1% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.77% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $228,888
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 W Wyomissing Blvd	0.17mi	2/1.0	768 (-3%)	4mo	$175,000	$228	82
2224 Garfield Ave	0.20mi	2/1.0	768 (-3%)	4mo	$232,000	$302	81
2217 Garfield Ave	0.22mi	2/1.0	825 (+4%)	17mo	$239,999	$291	67
1823 Portland Ave	0.48mi	3/1.0 (+1)	752 (-5%)	10mo	$136,500	$182	54
2038 Reading Ave	0.44mi	2/1.0	756 (-4%)	20mo	$220,000	$291	54
2703 Garfield Ave	0.68mi	2/1.0	864 (+9%)	1mo	$250,000	$289	50
2050 Reading Blvd	0.30mi	2/1.0	897 (+13%)	14mo	$225,000	$251	50

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-48,005
• Equity at exit: $32,788

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-57,642
• Equity at exit: $19,013

Cash invested: $61,572 (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 19608

• Home prices YoY: -21.4%
• Active inventory: 91
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$231 /mo · $2,767/yr
• Insurance: −$92
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-195

Break-even live

Break-even rent $1,938

Max offer price $185,496

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-133	+0% $-195	+5% $-257	+10% $-319
Rent	-10% $-328	-5% $-262	+0% $-195	+5% $-128	+10% $-61
Rate	-1.0pp $-84	-0.5pp $-139	base $-195	+0.5pp $-252	+1.0pp $-310

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1342 W Wyomissing Blvd West Lawn, PA	1.0–2.0	1.0–2.0	865	$1,775	$2.05	15d	16	0.45mi
312 Amy Ct Shillington, PA	1.0–2.0	1.0	775	$1,639	$2.11	15d	6	0.85mi
2815 Wyoming Dr Sinking Spring, PA	1.0–3.0	1.0	850	$1,700	$2.00	15d	1	1.14mi
201 James St Reading, PA	1.0–2.0	1.0	760	$1,629	$2.14	15d	4	1.23mi
330 N Wyomissing Ave Reading, PA	2.0	1.0	903	$1,950	$2.16	45d	1	1.42mi
330 N Wyomissing Ave Reading, PA	1.0	1.0	804	$1,600	$1.99	15d	1	1.42mi

Listing history 4 events

1. 2026-05-16
   status Pending
2. 2026-05-13
   listed $219,900 Active
3. 2026-05-10
   historical $219,900
4. 2020-05-15
   soldstatus $100,000

ⓘ 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: $2,767 · $231/mo
• Projected year-2 tax: $3,121 · $260/mo
• Expected delta: +$354/yr (+$29/mo · 12.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $20,296
• − Mortgage interest: −$12,318
• − Property taxes: −$2,767
• − Insurance: −$1,766
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$6,397
• Taxable loss: −$6,199
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $-849/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 — West Wyomissing

• Score: 75/100
• State rank: #418
• US rank: #3807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Wyomissing, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 24,178
• Household income: $110,173
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 411.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 6% Asian 4% Black 4%
• Hispanic origin (detail): Puerto Rican 4% Cuban 1% Dominican 3%
• Common ancestry: Romanian 6% Scandinavian 2% Polish 2%
• Foreign-born: 9% · Canada, Vietnam, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 4% Vietnamese 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: ▼ -72.86%
• Current HPI: 267.9363
• Rent YoY: —
• 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

+119.9% since first listed

4 events — show timeline

• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-13 Listed $219,900 BRIGHT MLS
• 2026-05-10 Coming Soon $219,900 BRIGHT MLS
• 2020-05-15 Sold (Public Records) $100,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,767 · +0.0% YoY. Source: county tax records.