32 Lash St · Shillington, PA 19607

$200,000

3 bd · 1.0 ba · 1,176 sqft · Other public records · 26 Days on market

Built 1890 3,049 sqft lot $170/sqft · at area comps Est $198k · at est. ↓ 9% since listing

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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 +15.7/30.0
• ARV discount +7.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1-bath semi-detached home located in the heart of Shillington, offering the convenience of walking distance to shopping, dining, and everyday amenities. This home features a maintenance-free exterior along with updated gas heat and hot water for added efficiency and peace of mind. Enjoy relaxing on the inviting front porch—perfect for unwinding with a cold drink—or entertain guests on the small rear patio. Inside, you’ll find an updated oak kitchen and a functional layout ready for your personal touches. While the home could benefit from a little updating, it offers great potential and value. Additional highlights include ample storage space with both a

Key facts

• Ample storage space
• Updated oak kitchen
• Semi-detached home

Tags

• SEMI-DETACHED HOME
• WALKING DISTANCE TO SHOPPING
• MAINTENANCE-FREE EXTERIOR
• UPDATED GAS HEAT
• UPDATED OAK KITCHEN
• AMPLE STORAGE SPACE

Property features AI

Finance

• Other: Property condition listed as good

Exterior

• Parking: On-street parking
• Utilities: 100 amp electric service with circuit breakers; Natural gas heating and hot water; Public water; Public sewer
• Home design: Semi-detached; Shingle roof; Fee simple ownership; Built year source: Assessor
• Construction: Aluminum siding; Foundation described as other
• Exterior features: Not in a federal flood zone; Above-grade and below-grade structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level (3 total)
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heat; Natural gas hot water
• Interior features: Unfinished basement; Not furnished; Living Room; Dining Room; Kitchen
• Laundry & utility: Basement utility access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (7.2% below list).
• Recommended offer: $186k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.8% in Shillington — 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 79/100 on livability (#230 in PA, #2,007 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: Cumru El Sch (math 42% / reading 47%, grade F, #815 of 1,518 statewide, top 56%, 406 students, 56% 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 51% FRL vs 27% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 90 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 26 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,518 (7.2% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $197,675
• List price: $200,000
• Delta: 1.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,818
• Equity at exit: $29,821

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-16,084
• Equity at exit: $17,292

Cash invested: $56,000 (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 19607

• Home prices YoY: -14.1%
• Active inventory: 90
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,855 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $87

Break-even live

Break-even rent $1,745

Max offer price $200,000

Occupancy floor 90%

Sensitivity live

Price	-10% $201	-5% $144	+0% $87	+5% $31	+10% $-26
Rent	-10% $-59	-5% $14	+0% $87	+5% $161	+10% $234
Rate	-1.0pp $188	-0.5pp $138	base $87	+0.5pp $36	+1.0pp $-17

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Washington St Shillington, PA	2.0	1.0	1008	$1,775	$1.76	46d	1	0.21mi
311 Mifflin Blvd Reading, PA	2.0	1.0	1242	$1,600	$1.29	16d	1	0.40mi
330 N Wyomissing Ave Reading, PA	2.0	1.0	903	$1,950	$2.16	46d	1	0.43mi
8 Nassau Ct Reading, PA	3.0	2.0	1260	$1,900	$1.51	16d	1	1.21mi
1401 Pershing Blvd Reading, PA	2.0	1.0	1040	$1,700	$1.63	46d	1	1.24mi
312 Amy Ct Shillington, PA	1.0–2.0	1.0	775	$1,639	$2.11	16d	6	1.28mi
1375 Pershing Blvd Unit D4 Reading, PA	2.0	1.0	1000	$1,700	$1.70	46d	1	1.33mi

Listing history 5 events

1. 2026-06-03
   status $200,000 Pending 26 DOM
2. 2026-06-02
   days on market $200,000 Active 26 DOM
3. 2026-06-01
   days on market $200,000 Active 25 DOM
4. 2026-05-31
   days on market $200,000 Active 24 DOM
5. 2026-05-07
   listed $220,000 Active 812-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: $2,953 · $246/mo
• Projected year-2 tax: $3,056 · $255/mo
• Expected delta: +$104/yr (+$9/mo · 3.5%)

ⓘ 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 · 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: $22,262
• − Mortgage interest: −$11,203
• − Property taxes: −$2,953
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,818
• Taxable loss: −$2,274
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,594/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 — Shillington

• Score: 79/100
• State rank: #230
• US rank: #2007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shillington, 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

-9.1% since first listed

3 events — show timeline

• 2026-06-02 Pending — BRIGHT MLS
• 2026-05-26 Price Changed $200,000 BRIGHT MLS
• 2026-05-07 Listed $220,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $2,953 · +0.0% YoY. Source: county tax records.