20 Hill Ln · Alleghenyville, PA 19540

$325,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 22 Days on market

Built 1940 $322/sqft · 30% above area Est $367k · 11% under

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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
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Home w/ Golf Course Views on 0.73 Acres + Basement with Separate Entrance & acirc; & euro; & ldquo; Angelica (Mohnton) Imagine peaceful country living with hillside and golf course views & acirc; & euro; & rdquo; just minutes from Reading Hospital, shopping, and Nolde Forest trails. This well-maintained 3-bedroom home in the sought-after Governor Mifflin School District offers comfort, space, and a rare blend of privacy and convenience. The home features two main-level bedrooms with built-in closets and a full bathroom with a walk-in shower. The bright eat-in kitchen includes a farmhouse-style sink, newer flooring, and all appliances. The spacious living

Key facts

• In-law suite
• Separate entrance
• Workshop area

Tags

• GOLF COURSE VIEWS
• SEPARATE ENTRANCE
• FARMHOUSE-STYLE SINK
• PANORAMIC WINDOW
• IN-LAW SUITE
• WORKSHOP AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#942 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, 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: Brecknock El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 528 students, 45% 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 48% FRL vs 27% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 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 $2k of loan paydown is wiped out by about $10k 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 $91k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $215k; list at $325k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $320,125 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.54% ✓
• Cap rate: 12.98%
• Cash-on-cash: 23.88%
• DSCR: 2.06
• GRM: 5.4

CMA / ARV

• ARV (median comp): $366,941
• List price: $325,000
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.65×
• Total profit: $59,162
• Equity at exit: $48,459

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $195,632
• Equity at exit: $28,100

Cash invested: $91,000 (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 19540

• Home prices YoY: -14.0%
• Active inventory: 46
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$300 /mo · $3,596/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $1,755

Break-even live

Break-even rent $2,778

Max offer price $325,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,939	-5% $1,847	+0% $1,755	+5% $1,663	+10% $1,571
Rent	-10% $1,360	-5% $1,558	+0% $1,755	+5% $1,953	+10% $2,150
Rate	-1.0pp $1,919	-0.5pp $1,838	base $1,755	+0.5pp $1,671	+1.0pp $1,585

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Hill Ln Unit 1545824P Mohnton, PA	3.0	1.0	1291	$5,000	$3.87	15d	1	0.03mi

Listing history 16 events

1. 2026-06-03
   days on market $325,000 Active 22 DOM
2. 2026-06-02
   days on market $325,000 Active 21 DOM
3. 2026-06-01
   days on market $325,000 Active 20 DOM
4. 2026-05-31
   days on market $325,000 Active 19 DOM
5. 2026-05-12
   listed $325,000 Active 1559-char remark
6. 2025-10-18
   listed $315,000 Active 1482-char remark
7. 2025-10-14
   historical
8. 2025-10-01
   listed $305,000 Active
9. 2025-09-26
   historical
10. 2025-09-16
    listed $325,000 Active
11. 2025-09-10
    historical
12. 2022-11-01
    soldstatus $215,000
13. 2022-10-26
    soldstatus $215,000 Closed
14. 2022-10-12
    status Pending
15. 2022-10-11
    historical
16. 2022-09-26
    listed $229,900 Active

ⓘ 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: $3,596 · $300/mo
• Projected year-2 tax: $4,365 · $364/mo
• Expected delta: +$770/yr (+$64/mo · 21.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,000
• − Mortgage interest: −$18,205
• − Property taxes: −$3,596
• − Insurance: −$2,292
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − Depreciation: −$9,455
• Taxable income: $16,853
• Est. tax owed @ 24.0%: −$4,045
• After-tax cash flow: $17,016/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 — Alleghenyville

• Score: 67/100
• State rank: #942
• US rank: #10308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,705
• Population (ZIP): 11,705

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 4% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, Vietnam, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% 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: ▼ -47.18%
• Current HPI: 288.9438
• 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

+32.7% since first listed

10 events — show timeline

• 2025-10-14 Listing Removed — BRIGHT MLS
• 2025-10-01 Listed $305,000 BRIGHT MLS
• 2025-09-26 Listing Removed — BRIGHT MLS
• 2025-09-16 Listed $325,000 BRIGHT MLS
• 2025-09-10 Coming Soon — BRIGHT MLS
• 2022-11-01 Sold (Public Records) $215,000 Public Records
• 2022-10-26 Sold (MLS) $215,000 BRIGHT MLS
• 2022-10-12 Pending — BRIGHT MLS
• 2022-10-11 Listing Removed — BRIGHT MLS
• 2022-09-26 Listed $229,900 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $3,596 · +2.5% YoY. Source: county tax records.