711 Hill Unit D · Wernersville, PA 19565

$142,900

3 bd · 1.5 ba · 1,062 sqft · Condo public records · 65 Days on market

Built 1993 $135/sqft · 29% below area Est $200k · 29% under $380/mo HOA · 21% of rent

---

Why this score? — see what drove the C- 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 +14.4/30.0
• 1% rule +7.9/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in a well-maintained neighborhood, this delightful residence offers a serene retreat while being just moments away from local amenities. The condo is on the lower level and offers the convenience of no stairs and easy access. Featuring an open concept living space, the layout is bright and welcoming. The layout is practical with convenient in-unit laundry facilities, ensuring that daily chores are a breeze. Enjoy the ease of maintenance with included services such as lawn care, snow removal, and trash collection, allowing you more time to enjoy the community's offerings. Parking is hassle-free with dedicated spaces available, making it easy for you and your guests. Whether you're looking for a cozy home or an investment opportunity, this property is a perfect fit. Schedule your showing today!

Key facts

• Easy access
• Lower level
• No stairs

Tags

• LOWER LEVEL
• NO STAIRS
• EASY ACCESS
• OPEN CONCEPT LIVING SPACE
• IN UNIT LAUNDRY FACILITIES
• DEDICATED PARKING SPACES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $29 ($347/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $134k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#583 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• 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 $988 of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y ago 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.
• Current owner paid $58k; list at $143k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $134,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 6.4

CMA / ARV

• ARV (median comp): $200,026
• List price: $142,900
• Delta: -28.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-21,012
• Equity at exit: $21,307

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-14,700
• Equity at exit: $12,355

Cash invested: $40,012 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$749
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$60
• HOA: −$380
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $29

Break-even live

Break-even rent $1,813

Max offer price $142,900

Occupancy floor 93%

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: $35,725
• Closing costs: $4,287
• 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	0.80mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Likely covers: trashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-05
   statusdays on market $142,900 Pending 65 DOM
2. 2026-06-02
   days on market $142,900 Active 63 DOM
3. 2026-06-01
   days on market $142,900 Active 62 DOM
4. 2026-05-31
   days on market $142,900 Active 61 DOM
5. 2026-05-30
   days on market $142,900 Active 60 DOM
6. 2026-04-28
   price $145,900 811-char remark

   Show marketing remark (811 chars)

   Nestled in a well-maintained neighborhood, this delightful residence offers a serene retreat while being just moments away from local amenities. The condo is on the lower level and offers the convenience of no stairs and easy access. Featuring an open concept living space, the layout is bright and welcoming. The layout is practical with convenient in-unit laundry facilities, ensuring that daily chores are a breeze. Enjoy the ease of maintenance with included services such as lawn care, snow removal, and trash collection, allowing you more time to enjoy the community's offerings. Parking is hassle-free with dedicated spaces available, making it easy for you and your guests. Whether you're looking for a cozy home or an investment opportunity, this property is a perfect fit. Schedule your showing today!

7. 2026-03-31
   listed $149,900 Active 811-char remark

   Show marketing remark (811 chars)

   Nestled in a well-maintained neighborhood, this delightful residence offers a serene retreat while being just moments away from local amenities. The condo is on the lower level and offers the convenience of no stairs and easy access. Featuring an open concept living space, the layout is bright and welcoming. The layout is practical with convenient in-unit laundry facilities, ensuring that daily chores are a breeze. Enjoy the ease of maintenance with included services such as lawn care, snow removal, and trash collection, allowing you more time to enjoy the community's offerings. Parking is hassle-free with dedicated spaces available, making it easy for you and your guests. Whether you're looking for a cozy home or an investment opportunity, this property is a perfect fit. Schedule your showing today!

8. 2025-10-10
   historical
9. 2025-08-18
   price $155,000
10. 2025-08-18
    status Active
11. 2025-08-15
    historical
12. 2025-08-14
    status Active
13. 2025-06-16
    status Pending
14. 2025-05-01
    listed $165,000 Active
15. 2018-05-02
    soldstatus $58,000
16. 2018-04-27
    soldstatus $58,000 Sold
17. 2018-04-27
    soldstatus $58,000 Closed
18. 2018-03-21
    status Pending
19. 2018-03-21
    status Under Contract
20. 2018-03-04
    listed $62,000 Active
21. 2018-03-04
    listed $62,000 Active
22. 2013-07-10
    soldstatus $59,000
23. 2013-07-10
    soldstatus $59,000 Sold
24. 2013-04-05
    historical
25. 2013-03-25
    listed $59,900
26. 2013-03-25
    listed $59,900 Active
27. 2012-08-06
    historical
28. 2011-08-20
    listed $65,000
29. 2009-01-29
    historical
30. 2008-07-01
    listed $80,000
31. 2008-03-04
    historical
32. 2007-03-07
    historical
33. 2007-03-04
    listed $80,000
34. 2007-03-04
    listed $85,000
35. 2007-03-02
    historical
36. 2006-12-06
    listed $82,500

ⓘ 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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: −$8,005
• − Property taxes: −$2,924
• − Insurance: −$714
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − HOA: −$4,560
• − Depreciation: −$4,157
• Taxable loss: −$1,712
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $758/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 — Wernersville

• Score: 73/100
• State rank: #583
• US rank: #5601

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+76.8% since first listed

31 events — show timeline

• 2026-04-28 Price Changed $145,900 BRIGHT MLS
• 2026-03-31 Listed $149,900 BRIGHT MLS
• 2025-10-10 Listing Removed — BRIGHT MLS
• 2025-08-18 Price Changed $155,000 BRIGHT MLS
• 2025-08-18 Relisted — BRIGHT MLS
• 2025-08-15 Listing Removed — BRIGHT MLS
• 2025-08-14 Relisted — BRIGHT MLS
• 2025-06-16 Pending — BRIGHT MLS
• 2025-05-01 Listed $165,000 BRIGHT MLS
• 2018-05-02 Sold (Public Records) $58,000 Public Records
• 2018-04-27 Sold (MLS) $58,000 BRIGHT MLS
• 2018-04-27 Sold (MLS) $58,000 TREND
• 2018-03-21 Pending — BRIGHT MLS
• 2018-03-21 Pending — TREND
• 2018-03-04 Listed $62,000 BRIGHT MLS
• 2018-03-04 Listed $62,000 TREND
• 2013-07-10 Sold (MLS) $59,000 TREND
• 2013-07-10 Sold (MLS) $59,000 BRIGHT MLS
• 2013-04-05 Listing Removed — BRIGHT MLS
• 2013-03-25 Listed $59,900 TREND
• 2013-03-25 Listed $59,900 BRIGHT MLS
• 2012-08-06 Listing Removed — BRIGHT MLS
• 2011-08-20 Listed $65,000 BRIGHT MLS
• 2009-01-29 Listing Removed — BRIGHT MLS
• 2008-07-01 Listed $80,000 BRIGHT MLS
• 2008-03-04 Listing Removed — BRIGHT MLS
• 2007-03-07 Listing Removed — BRIGHT MLS
• 2007-03-04 Listed $85,000 BRIGHT MLS
• 2007-03-04 Listed $80,000 BRIGHT MLS
• 2007-03-02 Listing Removed — BRIGHT MLS
• 2006-12-06 Listed $82,500 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $2,924 · +0.0% YoY. Source: county tax records.