608 N Wyomissing Blvd · Wyomissing, PA 19610

$234,777

3 bd · 1.0 ba · 1,686 sqft · Other public records · 4 Days on market

Built 1926 3,920 sqft lot $139/sqft · at area comps Est $244k · at est.

---

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 +17.4/30.0
• ARV discount +9.1/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• 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

Multiple offers , the deadline to submit is Friday 5/29 by midnight. Charming Wyomissing Borough semi-detached home in the highly desirable Wilson School District! This lovely residence is perfectly situated in close proximity to parks, shopping, restaurants, and all the conveniences Wyomissing has to offer—making it an ideal location for convenient, low-maintenance living. Inside, you'll find a bright and welcoming open-concept living and dining room area that flows effortlessly into a spacious eat in kitchen complete with a large pantry—perfect for everyday meals and entertaining. The main floor also features a convenient full bathroom and a charming front enclosed porch that

Key facts

• 2 parking spots
• Built 1926
• Listed 4 days

Property features AI

Exterior

• Parking: Off-street parking for two vehicles (total 2 spaces)
• Utilities: 60+ gallon hot water tank; Electric cooling; Natural gas for heating; Public water; Public sewer
• Home design: Semi-detached home; Architectural shingle roof; Fee simple ownership; Very good condition
• Construction: Brick construction; Permanent foundation; Built year source: Assessor
• Exterior features: Public water and public sewer; Not located in a federal flood zone

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level; Master bedroom
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Wall-unit cooling (electric)
• Interior features: Unfinished basement; Attic; Bonus room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (1.8% below list).
• Recommended offer: $231k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).
• This rent runs 32% 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 $2k of loan paydown is wiped out by about $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $230,553 (1.8% below list)

Questions for the listing agent

1. Built in 1926 — 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: 0.98% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $243,594
• List price: $234,777
• Delta: -3.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.49×
• Total profit: $-33,511
• Equity at exit: $35,006

10-year hold

• IRR: -12.1%
• Equity multiple: 0.38×
• Total profit: $-40,621
• Equity at exit: $20,299

Cash invested: $65,738 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,306 high
• Mortgage (P&I): −$1,231
• Tax from tax record: −$316 /mo · $3,790/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $176

Break-even live

Break-even rent $2,082

Max offer price $234,777

Occupancy floor 87%

Sensitivity live

Price	-10% $309	-5% $243	+0% $176	+5% $110	+10% $44
Rent	-10% $-6	-5% $85	+0% $176	+5% $268	+10% $359
Rate	-1.0pp $295	-0.5pp $236	base $176	+0.5pp $116	+1.0pp $54

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: $58,694
• Closing costs: $7,043
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Oley St Reading, PA	3.0	2.0	1274	$2,300	$1.81	14d	1	0.12mi
855 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1037	$2,090	$2.01	14d	11	0.30mi
100 N Park Rd Reading, PA	1.0–2.0	1.0–2.0	1053	$2,987	$2.84	14d	8	0.47mi
106 Kelly Ct Unit 106 Wyomissing, PA	2.0	1.5	1100	$1,700	$1.55	44d	1	0.65mi
812 Christopher Dr Reading, PA	3.0	2.0	1421	$2,200	$1.55	22d	1	0.68mi
209 S 7th Ave Reading, PA	3.0	1.0	1232	$2,095	$1.70	14d	1	0.87mi
555 Chestnut St West Reading, PA	2.0	1.0	1061	$1,800	$1.70	44d	1	0.90mi
1409 Dauphin Ave Reading, PA	4.0	2.5	2097	$2,750	$1.31	22d	1	1.07mi
211 W Douglass St Reading, PA	1.0–2.0	1.0–2.0	1142	$1,550	$1.36	14d	3	1.19mi
201 S 2nd Ave Reading, PA	3.0	2.5	1584	$2,500	$1.58	14d	1	1.22mi
205 Sycamore Rd Reading, PA	3.0	1.5	1120	$2,100	$1.88	44d	1	1.32mi

Listing history 3 events

1. 2026-05-31
   status $234,777 Pending 4 DOM
2. 2026-05-30
   days on market $234,777 Active 4 DOM
3. 2026-05-08
   historical $234,777 1150-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: $3,790 · $316/mo
• Projected year-2 tax: $3,790 · $316/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 · 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: $27,666
• − Mortgage interest: −$13,151
• − Property taxes: −$3,790
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$6,830
• Taxable loss: −$1,706
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $2,527/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

+0.0% since first listed

3 events — show timeline

• 2026-05-30 Pending — BRIGHT MLS
• 2026-05-27 Listed $234,777 BRIGHT MLS
• 2026-05-08 Coming Soon $234,777 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $3,790 · +0.0% YoY. Source: county tax records.