301 3rd St · South Heidelberg, PA 19565

$69,999

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 37 Days on market

Built 1986

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS OPEN FLOOR PLAN ON CORNER LOT in age-restricted land/lease retirement community! Lap/Shingle. Cement Patio & amp; Patio Cover. 3 BRs. 2 Baths. Spacious L/R. Galley Kitchen/Dining Area with appliances. Master BR/Bath Suite. Laundry Room with W/ D hook-ups. C/A. LP Gas Heat. Off-St. macadam parking. Will not find nicer home, Community, or location for $69,999. Move-in condition. Mtgs. available. Sorry, NO dogs.

Key facts

• Open floor plan
• Galley kitchen
• Laundry room

Tags

• OPEN FLOOR PLAN
• CORNER LOT
• CEMENT PATIO
• PATIO COVER
• GALLEY KITCHEN
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Conrad Weiser Area SD (suburban): math 27% / reading 43% proficiency, ranked #391 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 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

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $67,899 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.64% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.46%
• DSCR: 3.42
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $273,312
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Grandview Ave	0.14mi	3/2.0	1,300 (+4%)	8mo	$265,000	$204	80
22 W Glen Tilt Ave	0.34mi	3/2.0	1,154 (-8%)	6mo	$280,000	$243	66
48 Wenrich Ave	0.27mi	3/1.5	1,425 (+14%)	16mo	$275,000	$193	48
231 Beckley St	0.47mi	2/1.5 (-1)	1,421 (+14%)	1mo	$247,000	$174	47
325 Hill Rd	0.36mi	4/1.0 (+1)	1,120 (-10%)	15mo	$295,000	$263	45
24 Lincoln Dr	0.50mi	2/1.0 (-1)	1,098 (-12%)	11mo	$241,000	$219	38
415 Franklin St	0.62mi	3/1.5	1,391 (+12%)	17mo	$320,000	$230	36
86 S Reber St	0.64mi	3/1.0	1,356 (+9%)	21mo	$216,000	$159	34

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: 52.7%
• Equity multiple: 3.32×
• Total profit: $45,397
• Equity at exit: $10,437

10-year hold

• IRR: 58.0%
• Equity multiple: 6.76×
• Total profit: $112,820
• Equity at exit: $6,052

Cash invested: $19,600 (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 19565

• Home prices YoY: -21.4%
• Active inventory: 39
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $890

Break-even live

Break-even rent $724

Max offer price $69,999

Occupancy floor 47%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 W Penn Ave Wernersville, PA	4.0	2.0	1500	$1,850	$1.23	13d	1	0.64mi

Listing history 16 events

1. 2026-06-18
   days on market $69,999 Active 37 DOM
2. 2026-06-17
   days on market $69,999 Active 36 DOM
3. 2026-06-16
   days on market $69,999 Active 35 DOM
4. 2026-06-15
   days on market $69,999 Active 34 DOM
5. 2026-06-14
   days on market $69,999 Active 32 DOM
6. 2026-06-13
   days on market $69,999 Active 31 DOM
7. 2026-06-10
   days on market $69,999 Active 29 DOM
8. 2026-06-09
   days on market $69,999 Active 28 DOM
9. 2026-06-08
   days on market $69,999 Active 27 DOM
10. 2026-06-07
    days on market $69,999 Active 26 DOM
11. 2026-06-05
    days on market $69,999 Active 23 DOM
12. 2026-06-02
    days on market $69,999 Active 21 DOM
13. 2026-06-01
    days on market $69,999 Active 20 DOM
14. 2026-05-31
    days on market $69,999 Active 19 DOM
15. 2026-05-30
    days on market $69,999 Active 18 DOM
16. 2026-05-12
    listed $69,999 Active 422-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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$3,921
• − Property taxes: −$2,108
• − Insurance: −$350
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,036
• Taxable income: $10,233
• Est. tax owed @ 24.0%: −$2,456
• After-tax cash flow: $8,219/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: Conrad Weiser Area SD
• NCES district ID: 4206780
• Math proficiency: 27% ▼ -14.00%
• Reading proficiency: 43% ▼ -14.00%
• Median HH income: $63,004
• Composite: 31.53/100
• National rank: #5962
• State rank: #391 of 539 in PA

Livability — South Heidelberg

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,744

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% German 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -74.10%
• Current HPI: 271.6774
• 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

• 2026-05-12 Listed $69,999 FSBO.com

Property tax history

+2.2%/yr

Latest (2026): $2,108 · +0.0% YoY. Source: county tax records.