329 Chester Ave · Baumstown, PA 19508

$137,750

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 15 Days on market

Built 1975 10,454 sqft lot Est $192k · 28% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

Key facts

• Walk up storage area
• Storage utility room
• 0.24 acre lot

Tags

• FULL FINISHED BASEMENT
• STORAGE UTILITY ROOM
• LARGE DETACHED GARAGE
• WALK UP STORAGE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $136k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,141 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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: 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $952 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

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 $135,683 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.37% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.83%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $192,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Allen Rd	0.33mi	3/1.0 (+1)	880 (+15%)	5mo	$270,000	$307	51
1252 Claire Dr	0.62mi	3/1.0 (+1)	880 (+15%)	15mo	$182,000	$207	29
1256 Claire Dr	0.64mi	3/1.0 (+1)	880 (+15%)	23mo	$220,000	$250	22

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $12,150
• Equity at exit: $20,539

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $55,046
• Equity at exit: $11,910

Cash invested: $38,570 (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 19508

• Home prices YoY: -25.6%
• Active inventory: 83
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$722
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $541

Break-even live

Break-even rent $1,205

Max offer price $137,750

Occupancy floor 66%

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: $34,438
• Closing costs: $4,132
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1251 Buddies Pl Birdsboro, PA	3.0	2.0	1040	$2,400	$2.31	12d	1	0.63mi
452 W 1st St Unit 3 Birdsboro, PA	1.0	1.0	700	$1,200	$1.71	12d	1	1.32mi
119 S Furnace St Birdsboro, PA	2.0	1.0	836	$1,695	$2.03	3d	1	1.48mi

Listing history 25 events

1. 2026-01-29
   status Pending
2. 2026-01-29
   historical
3. 2026-01-14
   listed $137,750 Active
4. 2016-05-23
   soldstatus $130,000
5. 2016-05-16
   soldstatus $130,000 Sold 343-char remark

   Show marketing remark (343 chars)

   Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

6. 2016-05-16
   soldstatus $130,000 343-char remark

   Show marketing remark (343 chars)

   Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

7. 2016-03-22
   status Under Contract 343-char remark

   Show marketing remark (343 chars)

   Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

8. 2016-03-07
   status Active 343-char remark

   Show marketing remark (343 chars)

   Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

9. 2016-03-02
   historical 343-char remark

   Show marketing remark (343 chars)

   Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

10. 2016-01-28
    price $139,900 343-char remark

    Show marketing remark (343 chars)

    Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

11. 2016-01-17
    listed $149,900 Active 343-char remark

    Show marketing remark (343 chars)

    Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

12. 2016-01-17
    listed $139,900 343-char remark

    Show marketing remark (343 chars)

    Move right in! Tastefully renovated home in the Exeter School district. This property features a spacious lot with an over sized two car garage. Sliding glass doors leading to a beautiful patio that would be great for entertainment. The basement is partly finished with a half bathroom. This property is a must see!!! Schedule a showing today!

13. 2013-05-14
    soldstatus $17,299 Sold
14. 2013-05-14
    soldstatus $17,299
15. 2013-04-19
    status Under Contract
16. 2013-04-15
    historical
17. 2013-04-05
    price $19,900
18. 2013-03-26
    price $32,000
19. 2013-03-14
    price $33,000
20. 2013-02-14
    price $37,500
21. 2013-02-04
    price $38,300
22. 2013-01-04
    price $42,900
23. 2012-12-07
    listed $47,000 Active
24. 2012-12-07
    listed $19,900
25. 2000-05-31
    soldstatus $54,900

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $2,121 · $177/mo
• Expected delta: +$55/yr (+$5/mo · 2.7%)

ⓘ 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 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,674
• − Mortgage interest: −$7,716
• − Property taxes: −$2,066
• − Insurance: −$689
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$4,007
• Taxable income: $4,568
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $5,393/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 — Baumstown

• Score: 65/100
• State rank: #1141
• US rank: #13095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baumstown, PA
• Population (ZIP): 15,066

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% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -94.00%
• Current HPI: 273.8199
• 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

+150.9% since first listed

25 events — show timeline

• 2026-01-29 Pending — BRIGHT MLS
• 2026-01-29 Listing Removed — BRIGHT MLS
• 2026-01-14 Listed $137,750 BRIGHT MLS
• 2016-05-23 Sold (Public Records) $130,000 Public Records
• 2016-05-16 Sold (MLS) $130,000 BRIGHT MLS
• 2016-05-16 Sold (MLS) $130,000 TREND
• 2016-03-22 Pending — TREND
• 2016-03-07 Relisted — TREND
• 2016-03-02 Delisted — TREND
• 2016-01-28 Price Changed $139,900 TREND
• 2016-01-17 Listed $149,900 TREND
• 2016-01-17 Listed $139,900 BRIGHT MLS
• 2013-05-14 Sold (MLS) $17,299 BRIGHT MLS
• 2013-05-14 Sold (MLS) $17,299 TREND
• 2013-04-19 Pending — TREND
• 2013-04-15 Listing Removed — BRIGHT MLS
• 2013-04-05 Price Changed $19,900 TREND
• 2013-03-26 Price Changed $32,000 TREND
• 2013-03-14 Price Changed $33,000 TREND
• 2013-02-14 Price Changed $37,500 TREND
• 2013-02-04 Price Changed $38,300 TREND
• 2013-01-04 Price Changed $42,900 TREND
• 2012-12-07 Listed $47,000 TREND
• 2012-12-07 Listed $19,900 BRIGHT MLS
• 2000-05-31 Sold (Public Records) $54,900 Public Records

Property tax history

-0.8%/yr

Latest (2026): $2,066 · +0.5% YoY. Source: county tax records.