1331 New Holland Rd · Kenhorst, PA 19607

$264,900

3 bd · 2.5 ba · 2,174 sqft · SingleFamily public records · 8 Days on market

Built 1930 4,791 sqft lot Est $330k · 20% 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 +11.5/30.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently converted to gas, and central air only needs the unit.

Key facts

• 4,791 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (19.9% below list).
• Recommended offer: $212k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#232 in PA, #2,012 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities C-, commute F.
• Governor Mifflin SD (suburban): math 31% / reading 50% proficiency, ranked #325 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mifflin Park El Sch (math 32% / reading 57%, grade F, #815 of 1,518 statewide, top 56%, 505 students, 64% FRL); Governor Mifflin Ms (math 18% / reading 51%, grade F, #328 of 512 statewide, top 65%, 629 students, 54% FRL); Governor Mifflin Shs (math 50% / reading 24%, grade F, #288 of 437 statewide, top 66%, 1,480 students, 44% FRL) — zoned schools average 54% FRL vs 27% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $212,071 (19.9% 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. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $330,448
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1331 New Holland Rd	0.00mi	4/2.0 (+1)	2,174 (0%)	2mo	$270,000	$124	92
1522 Kenhorst Blvd	0.23mi	3/2.5	2,144 (-1%)	9mo	$325,000	$152	79
526 Harding Ave	0.56mi	3/1.5	2,202 (+1%)	3mo	$350,000	$159	65
211 John Glenn Ave	0.49mi	3/1.5	2,052 (-6%)	1mo	$383,500	$187	63
1435 Kenhorst Blvd	0.15mi	3/1.5	1,928 (-11%)	9mo	$290,000	$150	63
549 Meade Tc	0.64mi	3/2.0	2,102 (-3%)	8mo	$324,000	$154	56
603 E Grill Ave	0.58mi	3/2.0	2,056 (-5%)	8mo	$305,000	$148	55
603 Governor Dr	0.62mi	4/2.5 (+1)	2,250 (+4%)	9mo	$339,000	$151	53
524 Harding Ave	0.58mi	3/1.5	1,928 (-11%)	2mo	$370,000	$192	49
719 Loblolly Ln	0.73mi	3/2.0	2,260 (+4%)	10mo	$353,000	$156	49
204 High Blvd	0.55mi	4/1.5 (+1)	2,438 (+12%)	1mo	$350,000	$144	44
1530 Liggett Ave	0.55mi	3/1.5	2,475 (+14%)	6mo	$220,000	$89	42

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-48,552
• Equity at exit: $39,497

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-49,550
• Equity at exit: $22,904

Cash invested: $74,172 (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 19607

• Home prices YoY: -14.1%
• Active inventory: 90
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-88

Break-even live

Break-even rent $2,232

Max offer price $249,318

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $-13	+0% $-88	+5% $-163	+10% $-238
Rent	-10% $-256	-5% $-172	+0% $-88	+5% $-4	+10% $79
Rate	-1.0pp $45	-0.5pp $-21	base $-88	+0.5pp $-157	+1.0pp $-227

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-08
   soldstatus $270,000
2. 2026-03-07
   status Pending
3. 2026-02-14
   historical
4. 2026-02-07
   listed $264,900 Active
5. 2026-02-06
   historical $264,900
6. 2018-11-07
   soldstatus $135,000
7. 2018-11-02
   soldstatus $135,000 Closed 63-char remark

   Show marketing remark (63 chars)

   Recently converted to gas, and central air only needs the unit.

8. 2018-09-19
   status Pending 63-char remark

   Show marketing remark (63 chars)

   Recently converted to gas, and central air only needs the unit.

9. 2018-09-07
   listed $135,000 Active 63-char remark

   Show marketing remark (63 chars)

   Recently converted to gas, and central air only needs the unit.

10. 2018-07-16
    historical
11. 2018-07-11
    status Active
12. 2018-06-23
    status Pending
13. 2018-05-29
    listed $135,000 Active
14. 2017-12-27
    soldstatus $120,000
15. 2017-12-22
    soldstatus $120,000 Sold
16. 2017-12-22
    soldstatus $120,000
17. 2017-11-28
    status Under Contract
18. 2017-11-01
    price $127,500
19. 2017-09-15
    listed $129,900 Active No-Show
20. 2017-09-14
    listed $127,500
21. 2016-03-29
    soldstatus $114,000
22. 2016-03-28
    soldstatus $114,000
23. 2016-03-28
    soldstatus $114,000 Sold
24. 2016-03-18
    status Under Contract
25. 2016-03-18
    historical
26. 2015-11-04
    price $122,000
27. 2015-07-24
    price $120,000
28. 2015-07-24
    price $125,000
29. 2015-06-15
    price $127,000
30. 2015-05-13
    listed $129,900 Active
31. 2015-05-12
    listed $122,000
32. 2013-02-21
    soldstatus $102,000
33. 2013-02-19
    soldstatus $102,000 Sold
34. 2013-02-19
    soldstatus $102,000
35. 2012-12-26
    status Under Contract
36. 2012-12-21
    historical
37. 2012-12-21
    historical
38. 2012-12-05
    price $104,900
39. 2012-11-26
    price $109,900
40. 2012-10-31
    price $115,900
41. 2012-10-16
    listed $119,900 Active
42. 2012-10-16
    listed $104,900
43. 2012-02-07
    soldstatus $57,300
44. 2012-02-07
    soldstatus $57,300
45. 2011-12-23
    historical
46. 2011-09-12
    listed $89,056
47. 2011-09-12
    listed $89,056
48. 2006-08-08
    soldstatus $131,000
49. 2006-07-28
    soldstatus $131,000
50. 2006-06-16
    historical

ⓘ 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: $3,168 · $264/mo
• Projected year-2 tax: $3,677 · $306/mo
• Expected delta: +$509/yr (+$42/mo · 16.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,449
• − Mortgage interest: −$14,839
• − Property taxes: −$3,168
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,706
• Taxable loss: −$5,661
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $300/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: Governor Mifflin SD
• NCES district ID: 4210860
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $60,881
• Composite: 35.88/100
• National rank: #4815
• State rank: #325 of 539 in PA

Livability — Kenhorst

• Score: 79/100
• State rank: #232
• US rank: #2012

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenhorst, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 24,045
• Household income: $81,346
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 469.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 22% Two or more races 12% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 3%
• Common ancestry: Romanian 5% Italian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 14% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -46.25%
• Current HPI: 282.2782
• 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

+440.0% since first listed

58 events — show timeline

• 2026-05-08 Sold (Public Records) $270,000 Public Records
• 2026-03-07 Pending — BRIGHT MLS
• 2026-02-14 Listing Removed — BRIGHT MLS
• 2026-02-07 Listed $264,900 BRIGHT MLS
• 2026-02-06 Coming Soon $264,900 BRIGHT MLS
• 2018-11-07 Sold (Public Records) $135,000 Public Records
• 2018-11-02 Sold (MLS) $135,000 BRIGHT MLS
• 2018-09-19 Pending — BRIGHT MLS
• 2018-09-07 Listed $135,000 BRIGHT MLS
• 2018-07-16 Listing Removed — BRIGHT MLS
• 2018-07-11 Relisted — BRIGHT MLS
• 2018-06-23 Pending — BRIGHT MLS
• 2018-05-29 Listed $135,000 BRIGHT MLS
• 2017-12-27 Sold (Public Records) $120,000 Public Records
• 2017-12-22 Sold (MLS) $120,000 BRIGHT MLS
• 2017-12-22 Sold (MLS) $120,000 TREND
• 2017-11-28 Pending — TREND
• 2017-11-01 Price Changed $127,500 TREND
• 2017-09-15 Listed $129,900 TREND
• 2017-09-14 Listed $127,500 BRIGHT MLS
• 2016-03-29 Sold (Public Records) $114,000 Public Records
• 2016-03-28 Sold (MLS) $114,000 TREND
• 2016-03-28 Sold (MLS) $114,000 BRIGHT MLS
• 2016-03-18 Pending — TREND
• 2016-03-18 Listing Removed — BRIGHT MLS
• 2015-11-04 Price Changed $122,000 TREND
• 2015-07-24 Price Changed $125,000 TREND
• 2015-07-24 Price Changed $120,000 TREND
• 2015-06-15 Price Changed $127,000 TREND
• 2015-05-13 Listed $129,900 TREND
• 2015-05-12 Listed $122,000 BRIGHT MLS
• 2013-02-21 Sold (Public Records) $102,000 Public Records
• 2013-02-19 Sold (MLS) $102,000 BRIGHT MLS
• 2013-02-19 Sold (MLS) $102,000 TREND
• 2012-12-26 Pending — TREND
• 2012-12-21 Listing Removed — BRIGHT MLS
• 2012-12-21 Delisted — TREND
• 2012-12-05 Price Changed $104,900 TREND
• 2012-11-26 Price Changed $109,900 TREND
• 2012-10-31 Price Changed $115,900 TREND
• 2012-10-16 Listed $104,900 BRIGHT MLS
• 2012-10-16 Listed $119,900 TREND
• 2012-02-07 Sold (MLS) $57,300 TREND
• 2012-02-07 Sold (MLS) $57,300 BRIGHT MLS
• 2011-12-23 Listing Removed — BRIGHT MLS
• 2011-09-12 Listed $89,056 TREND
• 2011-09-12 Listed $89,056 BRIGHT MLS
• 2006-08-08 Sold (Public Records) $131,000 Public Records
• 2006-07-28 Sold (MLS) $131,000 BRIGHT MLS
• 2006-06-16 Listing Removed — BRIGHT MLS
• 2006-05-02 Listing Removed — BRIGHT MLS
• 2006-05-01 Listed $131,000 BRIGHT MLS
• 2006-03-28 Listed $134,900 BRIGHT MLS
• 2006-02-22 Listing Removed — BRIGHT MLS
• 2005-11-01 Listing Removed — BRIGHT MLS
• 2005-10-28 Listed $122,500 BRIGHT MLS
• 2005-07-14 Listed $114,900 BRIGHT MLS
• 2005-06-27 Sold (Public Records) $50,000 Public Records

Property tax history

+3.9%/yr

Latest (2026): $3,168 · +0.0% YoY. Source: county tax records.