21 Jefferson Pl · Jefferson, PA 19506

$200,000

2 bd · 1.5 ba · 1,328 sqft · Condo public records · 6 Days on market

Built 1971 $151/sqft · 7% above area Est $268k · 25% under $255/mo HOA · 19% of rent

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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 +15.0/15.0
• Appreciation +8.9/10.0
• Cash flow +4.1/30.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0

Listing remarks

This is a tremendously rare opportunity to enjoy and own this low-maintenance living in a private enclave bordering the 5th fairway of Heidelberg Country Club. This charming end-unit condo offers exceptional privacy with its own secluded courtyard and peaceful backyard setting. Inside, the inviting living room is highlighted by a cozy fireplace, creating a warm and comfortable atmosphere. The dining area opens directly to a private deck, making it the perfect space for entertaining or relaxing outdoors. The upgraded kitchen has some modern finishes and is a functional layout designed for everyday living. Enjoy truly carefree ownership with the homeowner’s association handling exterior

Key facts

• $255 HOA
• Garage
• Built 1971

Property features AI

Finance

• Other: Total below-grade finished area available (assessor source); Finished above-grade and below-grade area noted (assessor source)
• HOA & community: Quarterly condo fee; Condo fee covers common area maintenance, lawn maintenance, snow removal, trash, exterior building maintenance, and pest control; Pets allowed with no pet restrictions

Exterior

• Parking: Attached garage (front entry) with one garage space; Parking lot with five additional spaces (six total parking spaces)
• Utilities: Public water; Public sewer; Electric hot water; Electric heating fuel; Electric cooling (central A/C); 200+ amp electric service
• Home design: Condominium unit in a garden-style building (1–4 floors); Unit spans two floors; Front entry
• Construction: Frame and masonry construction; Architectural shingle roof; Unit/flat structure type; Year built (assessor source)
• Exterior features: Wood fencing; Not in a federal flood zone; Property manager present

Interior

• Bedrooms: Two bedrooms on the lower level
• Bathrooms: One full bathroom on the lower level; One half bathroom on the main level
• Heating & cooling: 90% forced air heating; Central air conditioning
• Interior features: Fully finished walkout basement; One fireplace
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-555 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (49.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (33.7% below list).
• Recommended offer: $102k (49.1% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 2.1% in Jefferson — 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 63/100 on livability (#1,242 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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: 30 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 $17k of equity ($1k loan paydown + $16k appreciation (7.8% local appreciation)).
• Berks County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $101,891 (49.1% 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.66% ✗
• Cap rate: 2.96%
• Cash-on-cash: -11.90%
• DSCR: 0.47
• GRM: 12.6

CMA / ARV

• ARV (median comp): $267,895
• List price: $200,000
• Delta: -25.34%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.80×
• Total profit: $44,803
• Equity at exit: $149,424

10-year hold

• IRR: 11.6%
• Equity multiple: 3.80×
• Total profit: $156,524
• Equity at exit: $294,233

Cash invested: $56,000 (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 19506

• Home prices YoY: 2.6%
• Active inventory: 30
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$83
• HOA: −$255
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-555

Break-even live

Break-even rent $2,029

Max offer price $101,891

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-06-13
   days on market $200,000 Pending 6 DOM
2. 2026-05-18
   status Pending 933-char remark
3. 2026-05-14
   listed $200,000 Active 933-char remark
4. 2026-05-11
   historical $200,000 933-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: $2,593 · $216/mo
• Projected year-2 tax: $2,876 · $240/mo
• Expected delta: +$284/yr (+$24/mo · 10.9%)

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

Taxation est. · year 1

• Rental income: $15,917
• − Mortgage interest: −$11,203
• − Property taxes: −$2,593
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − HOA: −$3,060
• − Depreciation: −$5,818
• Taxable loss: −$10,304
• Est. tax savings @ 24.0%: +$2,473
• After-tax cash flow: $-4,191/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 — Jefferson

• Score: 63/100
• State rank: #1242
• US rank: #14897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 152
• Population (ZIP): 7,042

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 5% Two or more races 3% Asian 2%
• Common ancestry: Romanian 7% Polish 4% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Tagalog/Filipino 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: ▲ 7.81%
• Current HPI: 311.2195
• 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

6 events — show timeline

• 2026-06-13 Pending — BRIGHT MLS
• 2026-06-13 Relisted — BRIGHT MLS
• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-18 Listing Removed — BRIGHT MLS
• 2026-05-14 Listed $200,000 BRIGHT MLS
• 2026-05-11 Coming Soon $200,000 BRIGHT MLS

Property tax history

+0.2%/yr

Latest (2026): $2,593 · +0.0% YoY. Source: county tax records.