3804 Saint Lawrence Ave · St. Lawrence, PA 19606

$254,900

3 bd · 1.5 ba · 1,458 sqft · SingleFamily public records · 13 Days on market

Built 1985 8,712 sqft lot $175/sqft · at area comps Est $337k · 24% 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 +8.3/30.0
• Schools +4.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

Key facts

• Large windows
• Rear deck
• Mature landscaping

Tags

• SPLIT LEVEL RESIDENCE
• LARGE WINDOWS
• REAR DECK
• FUNCTIONAL KITCHEN LAYOUT
• MATURE LANDSCAPING
• ATTACHED TWO CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (20.7% below list).
• Recommended offer: $202k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Exeter Township SD (suburban): math 41% / reading 60% proficiency, ranked #141 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $202,116 (20.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 10.5

CMA / ARV

• ARV (median comp): $337,411
• List price: $254,900
• Delta: -24.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Brown St	0.21mi	3/2.5	1,564 (+7%)	1mo	$330,000	$211	74
205 Blackwood Dr	0.43mi	4/2.0 (+1)	1,450 (-0%)	5mo	$310,000	$214	68
3709 Patton St	0.13mi	3/1.0	1,568 (+8%)	14mo	$260,100	$166	68
101 Brown St	0.15mi	3/2.0	1,300 (-11%)	7mo	$310,000	$238	67
40 Walnut St	0.32mi	3/1.0	1,368 (-6%)	12mo	$286,000	$209	63
3604 Patton St	0.28mi	2/2.0 (-1)	1,358 (-7%)	18mo	$275,000	$203	54
100 Post Pl	0.24mi	4/1.5 (+1)	1,600 (+10%)	20mo	$325,000	$203	51
330 Church Lane Rd	0.58mi	3/1.5	1,324 (-9%)	11mo	$365,000	$276	48
4000 Grant St	0.74mi	4/2.5 (+1)	1,542 (+6%)	1mo	$350,000	$227	46
4415 Hilldale Rd	0.65mi	3/1.5	1,640 (+12%)	14mo	$289,900	$177	37
1291 Shelbourne Rd	0.48mi	4/1.5 (+1)	1,664 (+14%)	21mo	$290,000	$174	31

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-55,951
• Equity at exit: $38,006

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-67,382
• Equity at exit: $22,039

Cash invested: $71,372 (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 19606

• Active inventory: 166
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$385 /mo · $4,618/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-231

Break-even live

Break-even rent $2,314

Max offer price $214,080

Occupancy floor —

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1136 Fox Run Reading, PA	2.0	1.5	1330	$1,950	$1.47	43d	1	1.06mi
97 Wessex Ct Unit 97 Reading, PA	3.0	3.0	1473	$2,200	$1.49	43d	1	1.40mi

Listing history 6 events

1. 2026-05-08
   status Pending 1609-char remark

   Show marketing remark (1609 chars)

   Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

2. 2026-05-06
   historical Active Under Contract 1609-char remark

   Show marketing remark (1609 chars)

   Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

3. 2026-04-29
   status Active 1609-char remark

   Show marketing remark (1609 chars)

   Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

4. 2026-03-19
   status Pending 1609-char remark

   Show marketing remark (1609 chars)

   Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

5. 2026-03-12
   historical Active Under Contract 1609-char remark

   Show marketing remark (1609 chars)

   Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

6. 2026-03-06
   listed $254,900 Active 1609-char remark

   Show marketing remark (1609 chars)

   Split-level single-family residence located in Saint Lawrence Borough, Berks County, offering an opportunity for buyers seeking a property with potential for improvement. The home contains approximately 1,458 square feet of above-grade living space with an additional lower-level area of about 456 square feet. The interior layout includes six rooms with three bedrooms and one full bath. The main level features a living room and dining area with large windows providing natural light and sliding doors that lead to a rear deck overlooking the yard. The kitchen provides a functional layout with existing cabinetry and workspace ready for updating. Bedrooms are located on the upper level and include closet storage and multiple windows. The lower level provides additional space suitable for a recreation room, office, or other flexible use and includes interior access to the attached two-car garage. Mechanical systems and additional storage are located in the basement area. Exterior features include vinyl siding, driveway parking with garage access, and a lot size of approximately 0.20 acres. The rear yard offers space with mature landscaping and a deck structure. The property offers solid living space and layout with the opportunity for improvements prior to occupancy. Built in 1985, the home is served by public water and public sewer and is located within the Exeter Township School District with convenient access to local roads, services, and regional routes serving the Reading area. Buyer is responsible for obtaining the municipal Use and Occupancy inspection and for all associated costs.

ⓘ 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: $4,618 · $385/mo
• Projected year-2 tax: $4,618 · $385/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,254
• − Mortgage interest: −$14,278
• − Property taxes: −$4,618
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − Depreciation: −$7,415
• Taxable loss: −$7,213
• Est. tax savings @ 24.0%: +$1,731
• After-tax cash flow: $-1,042/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: Exeter Township SD
• NCES district ID: 4209480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 60% ▼ -11.00%
• Median HH income: $71,744
• Composite: 45.21/100
• National rank: #2669
• State rank: #141 of 539 in PA

Livability — St. Lawrence

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

Census & demographics

• Census place: St. Lawrence, PA
• County: Berks County · 195,629 people
• Metro: Reading, PA
• Population (ZIP): 35,853
• Household income: $85,557
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 619.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 18% Two or more races 11% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 3%
• Common ancestry: Romanian 7% Polish 2% Iranian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 11% Other Indo-European 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: ▼ -211.56%
• Current HPI: 283.6138
• 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

6 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-29 Relisted — BRIGHT MLS
• 2026-03-19 Pending — BRIGHT MLS
• 2026-03-12 Contingent — BRIGHT MLS
• 2026-03-06 Listed $254,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $4,618 · +1.0% YoY. Source: county tax records.