826 Douglass St · Wyomissing, PA 19610

$300,000

3 bd · 2.0 ba · 1,578 sqft · MultiFamily public records · 14 Days on market

Built 1925 5,227 sqft lot

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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).

• Cash flow +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Solid investment in Wilson SD, Wyomissing Boro. This 2 -unit is prefect to live in and rent one or a great addition to your rental portfolio. The 1st floor unit has full use of basement and has 2 bedrooms (one would be walk through), 1 bath and onsite laundry. The second unit is a 1 bedroom (updated in 2022); attic could be additional bedroom. Both units have tenant paid gas heat and separate electric meters. The detached garage can be rented separately or with the units; owner currently uses garage for storage.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1925

Property features AI

Finance

• Other: Above-grade finished area reported as 1,578; Total of 2 residential units; Assessor used as source for several building details
• Financial info: Fee simple ownership

Exterior

• Parking: Detached rear-entry garage with 2 garage spaces (total 2 parking spaces)
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Semi-detached structure; Two-unit building
• Construction: Architectural shingle roof; Built date per assessor
• Exterior features: Brick exterior; Concrete perimeter foundation; Garage(s)

Interior

• Bedrooms: Contains one 1-bedroom unit and one 2-bedroom unit
• Heating & cooling: Baseboard hot water heating; Window air conditioning units (electric)
• Interior features: Sidewalks; Property in very good condition

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive. Per door: $343/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 9.0% 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.
• Zoned schools: Spring Ridge El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 559 students, 46% FRL); Wilson West Ms (math 30% / reading 60%, grade D, #187 of 512 statewide, top 38%, 739 students, 31% FRL); Wilson Hs (math 61% / reading 24%, grade F, #225 of 437 statewide, top 51%, 2,059 students, 34% FRL) — zoned schools average 37% FRL vs 20% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.8%/yr); 79 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 258 units permitted in Berks County in 2024 (27 in 5+ unit buildings).
• At $3,427/mo this rent would consume 47% of the median local household income ($87k/yr) (locally 593% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $300,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — 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 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?
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 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: 1.14% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $187,782
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 N Wyomissing Blvd	0.31mi	2/— (-1)	1,682 (+7%)	7mo	$200,000	$119	64

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-14,983
• Equity at exit: $44,731

10-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $4,433
• Equity at exit: $25,939

Cash invested: $84,000 (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 19610

• Home prices YoY: -33.4%
• Rents YoY: -0.8%
• Active inventory: 79
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $3,427 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$324 /mo · $3,884/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$720
• Net cashflow: $685

Break-even live

Break-even rent $2,559

Max offer price $300,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,859
1× unit	1	1	$1,568
Total (2 units)			$3,427

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 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	0.15mi
100 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1053	$2,987	$2.84	13d	8	0.44mi
855 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1037	$2,090	$2.01	13d	11	0.55mi
106 Kelly Ct Unit 106 Wyomissing, PA	2.0	1.5	1100	$1,700	$1.55	43d	1	0.65mi
812 Christopher Dr Reading, PA	3.0	2.0	1421	$2,200	$1.55	21d	1	0.71mi
1409 Dauphin Ave Reading, PA	4.0	2.5	2097	$2,750	$1.31	21d	1	0.87mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	13d	1	0.89mi
555 Chestnut St West Reading, PA	2.0	1.0	1061	$1,800	$1.70	43d	1	0.96mi
201 S 2nd Ave Reading, PA	3.0	2.5	1584	$2,500	$1.58	13d	1	1.31mi
205 Sycamore Rd Reading, PA	3.0	1.5	1120	$2,100	$1.88	43d	1	1.38mi
211 W Douglass St Reading, PA	1.0–2.0	1.0–2.0	1142	$1,550	$1.36	13d	3	1.43mi
527 Oak Hill Ln Reading, PA	2.0	2.5	1639	$2,100	$1.28	21d	1	1.45mi

Listing history 18 events

1. 2026-06-19
   status $300,000 Pending 14 DOM
2. 2026-06-17
   days on market $300,000 Active 14 DOM
3. 2026-06-16
   days on market $300,000 Active 13 DOM
4. 2026-06-15
   days on market $300,000 Active 12 DOM
5. 2026-06-14
   days on market $300,000 Active 10 DOM
6. 2026-06-13
   pricedays on market $300,000 Active 9 DOM
7. 2026-06-10
   days on market $315,000 Active 7 DOM
8. 2026-06-09
   days on market $315,000 Active 6 DOM
9. 2026-06-08
   days on market $315,000 Active 5 DOM
10. 2026-06-07
    days on market $315,000 Active 4 DOM
11. 2026-06-05
    statusdays on market $315,000 Active 1 DOM
12. 2026-06-03
    remarks 518-char remark
13. 2026-06-03
    days on market $315,000 Coming Soon 7 DOM
14. 2026-06-02
    days on market $315,000 Coming Soon 6 DOM
15. 2026-06-01
    days on market $315,000 Coming Soon 5 DOM
16. 2026-05-31
    days on market $315,000 Coming Soon 4 DOM
17. 2026-05-30
    days on market $315,000 Coming Soon 3 DOM
18. 2026-05-27
    historical $315,000

ⓘ 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: $3,884 · $324/mo
• Projected year-2 tax: $4,312 · $359/mo
• Expected delta: +$428/yr (+$36/mo · 11.0%)

ⓘ 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 · 15 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: $41,124
• − Mortgage interest: −$16,805
• − Property taxes: −$3,884
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,290
• − Management: −$3,290
• − Depreciation: −$8,727
• Taxable income: $3,628
• Est. tax owed @ 24.0%: −$871
• After-tax cash flow: $7,354/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

1 event — show timeline

• 2026-05-27 Coming Soon $315,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $3,884 · +0.0% YoY. Source: county tax records.