407 Greenwich St · Wyomissing, PA 19610

$149,987

3 bd · 1.5 ba · 1,428 sqft · Townhouse public records · 2 Days on market

Built 1910 6,969 sqft lot Est $258k · 42% 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 +9.9/10.0
• Schools +4.6/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors Don't miss this 3 bed 1 bath plus half bath in basement located in Berkshire Heights in very desirable Wilson SD. Bring your contractors and your measuring tape. Make your appointment now to get this home to be yours, immediate possession is desired.

Key facts

• Built 1910
• Listed 2 days

Property features AI

Finance

• Financial info: Ownership: Fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached structure; Above-grade finished area reported as 1,428 (assessor)
• Construction: Frame and masonry construction; Concrete perimeter foundation; Above grade and below grade structures
• Exterior features: Not in a federal flood zone; Tidal water not present

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (lower level)
• Heating & cooling: Hot water heating; Oil-fired heating; Electric hot water
• Interior features: Basement with interior access; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.6% vs local median 3.6% in Wyomissing — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#157 in PA, #1,300 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute F.
• Wilson SD (suburban): math 46% / reading 59% proficiency, ranked #127 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents soft (-0.8%/yr); 79 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 0.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $66k; list at $150k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,987

Questions for the listing agent

1. Built in 1910 — 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 A-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?
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: 1.49% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $258,468
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Greenwich St	0.00mi	3/1.5	1,428 (0%)	0mo	$170,000	$119	100
221 Tulpehocken Ave	0.46mi	3/1.5	1,470 (+3%)	3mo	$237,000	$161	71
15 Trebor Pl	0.50mi	3/1.0	1,456 (+2%)	2mo	$292,000	$201	70
800 N Wyomissing Blvd	0.34mi	3/1.5	1,404 (-2%)	17mo	$239,900	$171	68
407 Oley St	0.06mi	3/1.5	1,634 (+14%)	9mo	$295,000	$181	66
105 S Park Rd	0.55mi	3/2.5	1,472 (+3%)	4mo	$320,000	$217	62
511 Chestnut St	0.71mi	4/1.0 (+1)	1,436 (+1%)	15mo	$235,000	$164	46
714 Wayne Ave	0.65mi	3/1.5	1,632 (+14%)	4mo	$284,000	$174	42
717 Wayne Ave	0.62mi	3/1.5	1,232 (-14%)	9mo	$300,000	$244	40
115 Kent Way	0.63mi	3/1.0	1,240 (-13%)	15mo	$263,000	$212	34
711 Wayne Ave	0.62mi	3/2.0	1,232 (-14%)	14mo	$280,000	$227	34
111 S 5th Ave	0.71mi	3/1.5	1,216 (-15%)	16mo	$205,000	$169	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.27×
• Total profit: $11,495
• Equity at exit: $22,364

10-year hold

• IRR: 13.7%
• Equity multiple: 1.94×
• Total profit: $39,419
• Equity at exit: $12,968

Cash invested: $41,996 (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 19610

• Home prices YoY: -33.4%
• Rents YoY: -0.8%
• Active inventory: 79
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,237 high
• Mortgage (P&I): −$787
• Tax from tax record: −$255 /mo · $3,056/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $664

Break-even live

Break-even rent $1,397

Max offer price $149,987

Occupancy floor 65%

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: $37,497
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Oley St Reading, PA	3.0	2.0	1274	$2,300	$1.81	13d	1	0.28mi
100 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1053	$2,987	$2.84	13d	8	0.35mi
855 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1037	$2,090	$2.01	13d	11	0.39mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	13d	1	0.65mi
555 Chestnut St West Reading, PA	2.0	1.0	1061	$1,800	$1.70	44d	1	0.66mi
106 Kelly Ct Unit 106 Wyomissing, PA	2.0	1.5	1100	$1,700	$1.55	44d	1	0.90mi
812 Christopher Dr Reading, PA	3.0	2.0	1421	$2,200	$1.55	21d	1	0.93mi
1701 State Hill Rd Reading, PA	2.0	1.0	910	$1,597	$1.75	44d	1	0.95mi
201 S 2nd Ave Reading, PA	3.0	2.5	1584	$2,500	$1.58	13d	1	0.97mi
211 W Douglass St Reading, PA	1.0–2.0	1.0–2.0	1142	$1,550	$1.36	13d	3	1.03mi
205 Sycamore Rd Reading, PA	3.0	1.5	1120	$2,100	$1.88	44d	1	1.08mi
906 Summit Chase Dr Reading, PA	3.0	2.5	1324	$1,795	$1.36	13d	1	1.28mi
150 N 4th St Reading, PA	1.0–2.0	1.0	1400	$1,750	$1.25	21d	4	1.38mi

Listing history 3 events

1. 2026-05-21
   historical $149,987
2. 1999-05-21
   soldstatus $66,000
3. 1995-03-01
   soldstatus $46,380

ⓘ 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: $3,056 · $255/mo
• Projected year-2 tax: $3,056 · $255/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,849
• − Mortgage interest: −$8,402
• − Property taxes: −$3,056
• − Insurance: −$750
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$4,363
• Taxable income: $5,982
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $6,530/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: Wilson SD
• NCES district ID: 4226580
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 59% ▼ -11.00%
• Median HH income: $65,787
• Composite: 46.32/100
• National rank: #2471
• State rank: #127 of 539 in PA

Livability — Wyomissing

• Score: 82/100
• State rank: #157
• US rank: #1300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyomissing, PA
• County: Berks County · 195,629 people
• City population: 16,581
• Metro: Reading, PA
• Population (ZIP): 16,581
• Household income: $87,374
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 593.0

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 10% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 5% Iranian 3% Italian 1%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 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: ▼ -135.36%
• Current HPI: 270.4831
• Rent YoY: ▼ -0.77%
• 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

+223.4% since first listed

3 events — show timeline

• 2026-05-21 Coming Soon $149,987 BRIGHT MLS
• 1999-05-21 Sold (Public Records) $66,000 Public Records
• 1995-03-01 Sold (Public Records) $46,380 Public Records

Property tax history

+1.2%/yr

Latest (2026): $3,056 · +0.0% YoY. Source: county tax records.