113 W Main St · Kutztown, PA 19530

$275,000

6 bd · 6.0 ba · 2,195 sqft · MultiFamily · 58 Days on market

Built 1910 2,178 sqft lot

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

Beautiful Kutztown brick 2 unit centrally located. Walking distance to amenities. 1st floor unit was renovated in 2022, complete with upgraded bathroom, kitchen and flooring. Apartments are rented and tenants expressed interest in remaining, but are on a month to month lease. Off street parking in the rear. 2 unit expands to the third floor with 2 extra bedrooms for a total of 3 bedrooms. Research with agent and lender the possiblity of owner occupied FHA purchase.

Key facts

• 2,178 sq ft lot
• 4 parking spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/?-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $932 ($11k/yr) — positive. Per door: $466/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#328 in PA, #2,879 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D+, amenities F, employment D-.
• Kutztown Area SD (town): math 51% / reading 64% proficiency, ranked #86 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.53%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.0%
• Equity multiple: 1.19×
• Total profit: $14,882
• Equity at exit: $41,003

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $89,653
• Equity at exit: $23,777

Cash invested: $77,000 (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 19530

• Home prices YoY: -18.6%
• Active inventory: 47
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $3,586 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $932

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	—	$3,586
Total (2 units)			$3,586

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-09-05
   status Pending
2. 2025-07-09
   listed $275,000 Active
3. 2024-04-16
   soldstatus $250,000 Closed 470-char remark

   Show marketing remark (470 chars)

   Beautiful Kutztown brick 2 unit centrally located. Walking distance to amenities. 1st floor unit was renovated in 2022, complete with upgraded bathroom, kitchen and flooring. Apartments are rented and tenants expressed interest in remaining, but are on a month to month lease. Off street parking in the rear. 2 unit expands to the third floor with 2 extra bedrooms for a total of 3 bedrooms. Research with agent and lender the possiblity of owner occupied FHA purchase.

4. 2024-03-11
   status Pending 470-char remark

   Show marketing remark (470 chars)

   Beautiful Kutztown brick 2 unit centrally located. Walking distance to amenities. 1st floor unit was renovated in 2022, complete with upgraded bathroom, kitchen and flooring. Apartments are rented and tenants expressed interest in remaining, but are on a month to month lease. Off street parking in the rear. 2 unit expands to the third floor with 2 extra bedrooms for a total of 3 bedrooms. Research with agent and lender the possiblity of owner occupied FHA purchase.

5. 2024-03-10
   historical 470-char remark

   Show marketing remark (470 chars)

   Beautiful Kutztown brick 2 unit centrally located. Walking distance to amenities. 1st floor unit was renovated in 2022, complete with upgraded bathroom, kitchen and flooring. Apartments are rented and tenants expressed interest in remaining, but are on a month to month lease. Off street parking in the rear. 2 unit expands to the third floor with 2 extra bedrooms for a total of 3 bedrooms. Research with agent and lender the possiblity of owner occupied FHA purchase.

6. 2024-03-10
   price $250,000 470-char remark

   Show marketing remark (470 chars)

   Beautiful Kutztown brick 2 unit centrally located. Walking distance to amenities. 1st floor unit was renovated in 2022, complete with upgraded bathroom, kitchen and flooring. Apartments are rented and tenants expressed interest in remaining, but are on a month to month lease. Off street parking in the rear. 2 unit expands to the third floor with 2 extra bedrooms for a total of 3 bedrooms. Research with agent and lender the possiblity of owner occupied FHA purchase.

7. 2024-03-06
   listed $234,900 Active 470-char remark

   Show marketing remark (470 chars)

   Beautiful Kutztown brick 2 unit centrally located. Walking distance to amenities. 1st floor unit was renovated in 2022, complete with upgraded bathroom, kitchen and flooring. Apartments are rented and tenants expressed interest in remaining, but are on a month to month lease. Off street parking in the rear. 2 unit expands to the third floor with 2 extra bedrooms for a total of 3 bedrooms. Research with agent and lender the possiblity of owner occupied FHA purchase.

8. 2021-12-14
   historical
9. 2021-12-07
   price $175,000
10. 2021-11-09
    listed $180,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $43,032
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,443
• − Management: −$3,443
• − Depreciation: −$8,000
• Taxable income: $7,243
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $9,451/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: Kutztown Area SD
• NCES district ID: 4212930
• Math proficiency: 51% ▼ -4.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $56,887
• Composite: 49.61/100
• National rank: #1982
• State rank: #86 of 539 in PA

Livability — Kutztown

• Score: 77/100
• State rank: #328
• US rank: #2879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kutztown, PA
• Population (ZIP): 14,896

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Two or more races 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Polish 7% Romanian 4% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 4% 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: ▼ -63.76%
• Current HPI: 278.7933
• 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

+52.8% since first listed

10 events — show timeline

• 2025-09-05 Pending — BRIGHT MLS
• 2025-07-09 Listed $275,000 BRIGHT MLS
• 2024-04-16 Sold (MLS) $250,000 BRIGHT MLS
• 2024-03-11 Pending — BRIGHT MLS
• 2024-03-10 Price Changed $250,000 BRIGHT MLS
• 2024-03-10 Listing Removed — BRIGHT MLS
• 2024-03-06 Listed $234,900 BRIGHT MLS
• 2021-12-14 Listing Removed — BRIGHT MLS
• 2021-12-07 Price Changed $175,000 BRIGHT MLS
• 2021-11-09 Listed $180,000 BRIGHT MLS