211 N Furnace St · Birdsboro, PA 19508

$499,999

9 bd · 0.0 ba · — sqft · MultiFamily · 235 Days on market

Built 1900 2,178 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

Key facts

• 2,178 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive. Per door: $206/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#551 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Daniel Boone Area SD (suburban): math 38% / reading 52% proficiency, ranked #217 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Daniel Boone Area Intermediate Cntr (math 39% / reading 54%, grade D-, #793 of 1,518 statewide, top 52%, 627 students, 42% FRL); Daniel Boone Area Ms (math 26% / reading 51%, grade F, #275 of 512 statewide, top 55%, 946 students, 40% FRL); Daniel Boone Area Hs (math 67% / reading 75%, grade B+, #41 of 437 statewide, top 10%, 1,037 students, 35% FRL) — zoned schools average 39% FRL vs 18% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 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 $3k of loan paydown is wiped out by about $15k 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

• It's been on market 235 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 27y 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.
• Current owner paid $60k; list at $500k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $439,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $281,933
• List price: $499,999
• Delta: 77.35%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-41,592
• Equity at exit: $74,551

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $14,770
• Equity at exit: $43,231

Cash invested: $140,000 (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 19508

• Home prices YoY: -25.6%
• Active inventory: 84
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $5,156 medium
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,083
• Net cashflow: $618

Break-even live

Break-even rent $4,374

Max offer price $499,999

Occupancy floor 83%

Sensitivity live

Price	-10% $963	-5% $791	+0% $618	+5% $445	+10% $272
Rent	-10% $211	-5% $414	+0% $618	+5% $822	+10% $1,025
Rate	-1.0pp $870	-0.5pp $745	base $618	+0.5pp $488	+1.0pp $356

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$5,157
Total (3 units)			$5,156

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2025-12-09
   status Active 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

2. 2025-10-25
   historical 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

3. 2025-10-15
   price $499,999 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

4. 2025-08-28
   price $525,000 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

5. 2025-08-28
   status Active 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

6. 2025-07-16
   historical 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

7. 2025-07-11
   listed $495,000 Active 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

8. 2025-06-30
   historical $495,000 572-char remark

   Show marketing remark (572 chars)

   Back on the market after roof replacement. Welcome to this 3 unit in the heart of Birdsboro. Very easy to keep occupied. The interior has been well maintained and is very clean. There is a 3 bedroom and a 2 bedroom on the 1st floor and a large 3 bedroom that occupies the whole 2nd floor. Very nice Tenants. Very easy to maintain. Definitely a great investment. Selling agent is the owner. All income and expense numbers are from 2024 with 1.5 months of 1 unit vacant. Picture are from between last tenants move in/out. Flat roof and shingle roof replaced in November 2025

9. 2012-05-24
   soldstatus $60,000 275-char remark

   Show marketing remark (275 chars)

   Check out this diamond in the rough!! Two 2 bedroom units and one 3 bedroom unit - tenants pay electric & heat. On Main Street close to shopping & public transportation. Also has off street parking which is an additional plus! Check out your new investment today!

10. 2012-05-24
    soldstatus $60,000 Sold

    Show marketing remark (275 chars)

    Check out this diamond in the rough!! Two 2 bedroom units and one 3 bedroom unit - tenants pay electric & heat. On Main Street close to shopping & public transportation. Also has off street parking which is an additional plus! Check out your new investment today!

11. 2012-05-04
    status Under Contract

    Show marketing remark (275 chars)

    Check out this diamond in the rough!! Two 2 bedroom units and one 3 bedroom unit - tenants pay electric & heat. On Main Street close to shopping & public transportation. Also has off street parking which is an additional plus! Check out your new investment today!

12. 2012-05-04
    historical 275-char remark

    Show marketing remark (275 chars)

    Check out this diamond in the rough!! Two 2 bedroom units and one 3 bedroom unit - tenants pay electric & heat. On Main Street close to shopping & public transportation. Also has off street parking which is an additional plus! Check out your new investment today!

13. 2011-04-05
    listed $89,900 275-char remark

    Show marketing remark (275 chars)

    Check out this diamond in the rough!! Two 2 bedroom units and one 3 bedroom unit - tenants pay electric & heat. On Main Street close to shopping & public transportation. Also has off street parking which is an additional plus! Check out your new investment today!

14. 2011-04-05
    listed $89,900 Active

    Show marketing remark (275 chars)

    Check out this diamond in the rough!! Two 2 bedroom units and one 3 bedroom unit - tenants pay electric & heat. On Main Street close to shopping & public transportation. Also has off street parking which is an additional plus! Check out your new investment today!

15. 2010-11-17
    historical
16. 2010-05-05
    listed $199,900
17. 2009-12-31
    historical
18. 2009-07-13
    listed $210,000
19. 2005-10-28
    soldstatus $69,900
20. 2005-08-31
    historical
21. 2005-06-22
    listed $69,900
22. 2002-10-29
    soldstatus $45,000
23. 2002-08-01
    historical
24. 2002-01-22
    listed $45,000
25. 2001-04-05
    historical
26. 2001-04-05
    listed $65,000
27. 1999-06-11
    historical
28. 1999-06-11
    listed $65,000
29. 1999-05-31
    historical
30. 1999-02-14
    listed $90,000

ⓘ 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: $61,872
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,950
• − Management: −$4,950
• − Depreciation: −$14,545
• Taxable loss: −$581
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $7,554/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: Daniel Boone Area SD
• NCES district ID: 4207290
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $75,511
• Composite: 41.03/100
• National rank: #3584
• State rank: #217 of 539 in PA

Livability — Birdsboro

• Score: 73/100
• State rank: #551
• US rank: #5134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Birdsboro, PA
• Population (ZIP): 15,066

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% Two or more races 6% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 6% Iranian 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -94.00%
• Current HPI: 273.8199
• 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

+455.6% since first listed

30 events — show timeline

• 2025-12-09 Relisted — BRIGHT MLS
• 2025-10-25 Listing Removed — BRIGHT MLS
• 2025-10-15 Price Changed $499,999 BRIGHT MLS
• 2025-08-28 Price Changed $525,000 BRIGHT MLS
• 2025-08-28 Relisted — BRIGHT MLS
• 2025-07-16 Listing Removed — BRIGHT MLS
• 2025-07-11 Listed $495,000 BRIGHT MLS
• 2025-06-30 Coming Soon $495,000 BRIGHT MLS
• 2012-05-24 Sold (MLS) $60,000 TREND
• 2012-05-24 Sold (MLS) $60,000 BRIGHT MLS
• 2012-05-04 Pending — TREND
• 2012-05-04 Listing Removed — BRIGHT MLS
• 2011-04-05 Listed $89,900 TREND
• 2011-04-05 Listed $89,900 BRIGHT MLS
• 2010-11-17 Listing Removed — BRIGHT MLS
• 2010-05-05 Listed $199,900 BRIGHT MLS
• 2009-12-31 Listing Removed — BRIGHT MLS
• 2009-07-13 Listed $210,000 BRIGHT MLS
• 2005-10-28 Sold (MLS) $69,900 BRIGHT MLS
• 2005-08-31 Listing Removed — BRIGHT MLS
• 2005-06-22 Listed $69,900 BRIGHT MLS
• 2002-10-29 Sold (MLS) $45,000 BRIGHT MLS
• 2002-08-01 Listing Removed — BRIGHT MLS
• 2002-01-22 Listed $45,000 BRIGHT MLS
• 2001-04-05 Listed $65,000 BRIGHT MLS
• 2001-04-05 Listing Removed — BRIGHT MLS
• 1999-06-11 Listed $65,000 BRIGHT MLS
• 1999-06-11 Listing Removed — BRIGHT MLS
• 1999-05-31 Listing Removed — BRIGHT MLS
• 1999-02-14 Listed $90,000 BRIGHT MLS