801 N Crescent Ave · Hamburg, PA 19526

$310,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 5 Days on market

Built 1973 0.70 ac lot $239/sqft · 90% above area Est $349k · 11% 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 +12.5/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.2/10.0

Listing remarks

Welcome to this lovingly maintained home in the Hamburg School District being offered for the first time since 1977! This 3-bedroom, 1.5-bath home offers charm, space, and endless potential. Step inside and enjoy the ease of first-floor living complemented by large windows in both the living room and dining room that fill the home with natural light. The main living room features a cozy wood-burning fireplace, creating the perfect gathering space. Solid wood doors can be found throughout all bedrooms and closets, along with thoughtful built-in closet lighting that automatically turns on when the door is opened. A convenient, attached one-car garage adds everyday functionality and easy acce

Key facts

• 0.7 acre lot
• Garage
• Built 1973

Property features AI

Exterior

• Parking: Front-entry attached garage (1 space); Driveway; On-street parking; Concrete driveway
• Utilities: Public water; On-site septic
• Home design: Detached property
• Construction: Brick construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Tidal water: no

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level; Rooms include Living Room, Dining Room, Family Room, Hobby Room, Laundry
• Bathrooms: One full bathroom; One half bathroom on a lower level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Full, fully finished basement; Estimated living area; One fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-620 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (36.7% below list).
• Recommended offer: $196k (36.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#529 in PA, #4,893 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D+, commute F.
• Hamburg Area SD (other): math 31% / reading 43% proficiency, ranked #377 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k appreciation (10.0% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $196,154 (36.7% 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. Built in 1973 — 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. 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: 0.63% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 13.2

CMA / ARV

• ARV (median comp): $349,002
• List price: $310,000
• Delta: -11.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 N 4th St	0.19mi	4/1.0 (+1)	1,332 (+3%)	7mo	$281,000	$211	74
707 N Crescent Ave	0.11mi	3/1.0	1,120 (-14%)	6mo	$280,000	$250	65
305 N 5th St	0.57mi	3/1.5	1,262 (-3%)	8mo	$235,000	$186	62
250 N 3rd St	0.64mi	3/2.0	1,316 (+2%)	9mo	$250,000	$190	58
303 Port Clinton Ave	0.60mi	3/1.0	1,344 (+4%)	9mo	$205,500	$153	57
522 N Turner St	0.24mi	3/1.0	1,120 (-14%)	18mo	$265,000	$237	50
227 N 4th St	0.62mi	3/1.5	1,440 (+11%)	13mo	$241,000	$167	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.49×
• Total profit: $129,420
• Equity at exit: $279,273

10-year hold

• IRR: 17.0%
• Equity multiple: 5.75×
• Total profit: $412,243
• Equity at exit: $602,262

Cash invested: $86,800 (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 19526

• Home prices YoY: 4.6%
• Active inventory: 47
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$414 /mo · $4,972/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-620

Break-even live

Break-even rent $2,746

Max offer price $200,551

Occupancy floor —

Sensitivity live

Price	-10% $-444	-5% $-532	+0% $-620	+5% $-707	+10% $-795
Rent	-10% $-775	-5% $-697	+0% $-620	+5% $-542	+10% $-465
Rate	-1.0pp $-463	-0.5pp $-541	base $-620	+0.5pp $-700	+1.0pp $-782

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   listed $310,000 Active 1673-char remark
2. 2026-05-12
   historical $310,000 1673-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: $4,972 · $414/mo
• Projected year-2 tax: $4,972 · $414/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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,538
• − Mortgage interest: −$17,365
• − Property taxes: −$4,972
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$9,018
• Taxable loss: −$13,133
• Est. tax savings @ 24.0%: +$3,152
• After-tax cash flow: $-4,283/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: Hamburg Area SD
• NCES district ID: 4211340
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $55,589
• Composite: 32.5/100
• National rank: #5705
• State rank: #377 of 539 in PA

Livability — Hamburg

• Score: 74/100
• State rank: #529
• US rank: #4893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamburg, PA
• Population (ZIP): 11,412

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 3% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Polish 7% Romanian 4% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% 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: ▲ 13.13%
• Current HPI: 299.1168
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-16 Listed $310,000 BRIGHT MLS
• 2026-05-12 Coming Soon $310,000 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2026): $4,972 · +0.0% YoY. Source: county tax records.