8491 Lancaster Ave · Bethel, PA 19507

$175,000

2 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 36 Days on market

Built 1850 9,147 sqft lot $124/sqft · 33% below area Est $260k · 33% under

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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 +10.6/30.0
• Appreciation +10.0/10.0
• Schools +3.8/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Public Auction: Thursday, May 7, 2026, at 5:00 PM. Open House Sat. April 18 & 25 from 1-3 PM. Buyer required a 10% non-refundable deposit. Settlement within 45 days. Buyer pays the 2% RE Transfer Tax. The list price does not reflect the final sales price. * * "Mixed Use" Property in Bethel on . 21 Acres, Featuring a 1406 SF 2 Sty Log & Vinyl Sided Home. Kitchen, DR, Spacious LR, 2 Bedrooms, Full Bath, Basement, Mini-Split AC. Formerly known as "The Little Brown Bonnet", here is a Commercial/Residential property with on & off-street parking & easy access to Rt. 501 & 1-78. A great opportunity to open your own business with various uses or use as a residential dwelling.

Key facts

• Mixed use property
• Easy access to 1-78
• 9,147 sq ft lot

Tags

• MIXED USE PROPERTY
• ON AND OFF-STREET PARKING
• EASY ACCESS TO RT 501
• EASY ACCESS TO 1-78

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (20.3% below list).
• Recommended offer: $140k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,428 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools D+, employment D+, amenities F.
• Tulpehocken Area SD (rural): math 36% / reading 51% proficiency, ranked #273 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 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

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($170k) 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.
• Current owner paid $79k; list at $175k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,500 (20.3% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (median comp): $259,900
• List price: $175,000
• Delta: -32.67%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9651 Old Rte 22	0.11mi	3/1.5 (+1)	1,417 (+1%)	6mo	$259,900	$183	82
8409 Lancaster Ave	0.27mi	3/1.0 (+1)	1,344 (-4%)	5mo	$280,000	$208	71
8463 Lancaster Ave	0.08mi	3/1.5 (+1)	1,544 (+10%)	13mo	$290,500	$188	62

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: 22.8%
• Equity multiple: 2.83×
• Total profit: $89,821
• Equity at exit: $157,654

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $268,847
• Equity at exit: $339,987

Cash invested: $49,000 (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 19507

• Home prices YoY: 6.4%
• Active inventory: 18
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-86

Break-even live

Break-even rent $1,504

Max offer price $159,754

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8490 Lancaster Ave Bethel, PA	3.0	1.0	1152	$1,395	$1.21	21d	1	0.01mi

Listing history 21 events

1. 2026-05-08
   status Pending 728-char remark

   Show marketing remark (728 chars)

   Public Auction: Thursday, May 7, 2026, at 5:00 PM. Open House Sat. April 18 & 25 from 1-3 PM. Buyer required a 10% non-refundable deposit. Settlement within 45 days. Buyer pays the 2% RE Transfer Tax. The list price does not reflect the final sales price. * * "Mixed Use" Property in Bethel on . 21 Acres, Featuring a 1406 SF 2 Sty Log & Vinyl Sided Home. Kitchen, DR, Spacious LR, 2 Bedrooms, Full Bath, Basement, Mini-Split AC. Formerly known as "The Little Brown Bonnet", here is a Commercial/Residential property with on & off-street parking & easy access to Rt. 501 & 1-78. A great opportunity to open your own business with various uses or use as a residential dwelling.

2. 2026-04-02
   listed $175,000 Active 728-char remark

   Show marketing remark (728 chars)

   Public Auction: Thursday, May 7, 2026, at 5:00 PM. Open House Sat. April 18 & 25 from 1-3 PM. Buyer required a 10% non-refundable deposit. Settlement within 45 days. Buyer pays the 2% RE Transfer Tax. The list price does not reflect the final sales price. * * "Mixed Use" Property in Bethel on . 21 Acres, Featuring a 1406 SF 2 Sty Log & Vinyl Sided Home. Kitchen, DR, Spacious LR, 2 Bedrooms, Full Bath, Basement, Mini-Split AC. Formerly known as "The Little Brown Bonnet", here is a Commercial/Residential property with on & off-street parking & easy access to Rt. 501 & 1-78. A great opportunity to open your own business with various uses or use as a residential dwelling.

3. 2025-11-30
   historical
4. 2025-11-13
   price $275,000
5. 2025-08-25
   status Active
6. 2025-08-04
   historical Active Under Contract
7. 2025-04-30
   listed $290,000 Active
8. 2013-05-15
   soldstatus $79,000
9. 2013-04-30
   soldstatus $79,000
10. 2013-04-30
    soldstatus $79,000 Sold
11. 2013-03-19
    status Under Contract
12. 2013-03-15
    historical
13. 2013-03-13
    historical
14. 2012-10-08
    status Active
15. 2012-10-06
    historical
16. 2012-09-27
    price $101,900
17. 2012-08-07
    price $117,900
18. 2012-06-11
    price $119,900
19. 2012-04-05
    listed $101,900
20. 2012-04-05
    listed $124,900 Active
21. 1999-07-19
    soldstatus $60,000

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,569 · $214/mo
• Expected delta: +$196/yr (+$16/mo · 8.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$9,803
• − Property taxes: −$2,373
• − Insurance: −$875
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$5,091
• Taxable loss: −$4,080
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $-57/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: Tulpehocken Area SD
• NCES district ID: 4223820
• Math proficiency: 36% ▼ -19.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $60,653
• Composite: 38.36/100
• National rank: #4213
• State rank: #273 of 539 in PA

Livability — Bethel

• Score: 61/100
• State rank: #1428
• US rank: #18143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, PA
• Population (ZIP): 3,744

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 7% Italian 1% Iranian 1%
• Foreign-born: 2%
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 3%

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: ▲ 22.65%
• Current HPI: 377.2798
• 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

+191.7% since first listed

21 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-02 Listed $175,000 BRIGHT MLS
• 2025-11-30 Listing Removed — BRIGHT MLS
• 2025-11-13 Price Changed $275,000 BRIGHT MLS
• 2025-08-25 Relisted — BRIGHT MLS
• 2025-08-04 Contingent — BRIGHT MLS
• 2025-04-30 Listed $290,000 BRIGHT MLS
• 2013-05-15 Sold (Public Records) $79,000 Public Records
• 2013-04-30 Sold (MLS) $79,000 TREND
• 2013-04-30 Sold (MLS) $79,000 BRIGHT MLS
• 2013-03-19 Pending — TREND
• 2013-03-15 Delisted — TREND
• 2013-03-13 Listing Removed — BRIGHT MLS
• 2012-10-08 Relisted — TREND
• 2012-10-06 Delisted — TREND
• 2012-09-27 Price Changed $101,900 TREND
• 2012-08-07 Price Changed $117,900 TREND
• 2012-06-11 Price Changed $119,900 TREND
• 2012-04-05 Listed $124,900 TREND
• 2012-04-05 Listed $101,900 BRIGHT MLS
• 1999-07-19 Sold (Public Records) $60,000 Public Records

Property tax history

+1.1%/yr

Latest (2014): $2,373 · +0.0% YoY. Source: county tax records.